Computerized process to, for example, automate the home sale, mortgage loan financing and settlement process, and the home mortgage loan refinancing and settlement processes

ABSTRACT

A computer system and method for automating and facilitating the home sale, mortgage origination, and settlement process, and the home mortgage refinancing origination and settlement process, over a geographically distributed computing network are disclosed. The system and method also allows a home buyer to search for homes offered for sale by a plurality of sellers and, using the home data conforming to the buyer purchase criteria and buyer data, search for loan pricing information for loans from a plurality of lenders, loan pricing information for a plurality of loan types, or both. The system and method then uses this information to process the sale transaction.

CROSS-REFERENCE TO RELATED APPLICATIONS

This application is a continuation of and claims priority to U.S. application Ser. No. 12/457,599 entitled “A Computerized Process To, For Example, Automate the Home Sale, Mortgage Loan Financing and Settlement Process, And The Home Mortgage Loan Refinancing And Settlement Processes,” filed Jun. 16, 2009 by Neil Thomas, now U.S. Pat. No. 8,442,906, which is a continuation of and claims priority to U.S. application Ser. No. 10/979,822 entitled “A Computerized Process To, For Example, Automate the Home Sale, Mortgage Loan Financing and Settlement Process, And The Home Mortgage Loan Refinancing And Settlement Processes,” filed Nov. 3, 2004 by Neil Thomas, now U.S. Pat. No. 7,548,884, which is a continuation of and claims priority to U.S. application Ser. No. 10/969,242, entitled “A Computerized Process To, For Example, Automate the Home Sale, Mortgage Loan Financing and Settlement Process, And The Home Mortgage Loan Refinancing And Settlement Processes,” filed on Oct. 21, 2004 by Neil Thomas, now abandoned, which claims priority under 35 U.S.C. 119 to U.S. Provisional Patent Application No. 60/512,776 entitled “A Computerized Process To, For Example, Automate The Home Sale, Mortgage Loan Financing and Settlement Process, And The Home Mortgage Loan Refinancing And Settlement Processes” filed on Oct. 21, 2003 by Neil Thomas. The complete disclosures, specifications and drawings of U.S. application Ser. No. 12/457,599, U.S. application Ser. No. 10/979,822, U.S. application Ser. No. 10/969,242 and U.S. Provisional Application No. 60/512,776 are incorporated herein by specific reference.

BACKGROUND OF THE INVENTION

1. Technical Field of Invention

The preferred embodiments of the invention relates to a comprehensive computer system for automating and facilitating the performing and processing of tasks, information transfer, and information storage associated with the home sale, mortgage origination and settlement process, and the home mortgage refinancing origination and settlement process, over a distributed computing network.

2. Discussion of Background References

Traditionally the home sale process, the mortgage origination process and the settlement/title process have been considered to be three entirely separate functions. Typically the real estate company is in one office, the mortgage company in another and the settlement company in still another. They typically have never been looked at as parts of one larger, continuous process, particularly when it comes to technology.

Consequently, real estate sales, mortgage companies and settlement companies use various and differing technology to assist them in performing their respective sale, mortgage and settlement activities. The existing programs for the real estate office do only portions, but not all of the functions for the real estate agent, or real estate sales office of a new home builder; some only access the ‘multiple listing service’ or MLS, or builder home inventory in the case of the builder, others only create the contract of sale or other contract documents, others keep track of buyers, sellers, and service providers such as home inspectors, termite inspectors, etc., while still other programs only order services.

Similarly, various programs for mortgage origination do portions of the process. Some just send mortgage ‘loan quotes’ to the borrower and allow them to select a loan, while other mortgage programs are ‘point of sale’ (POS) programs either for the borrower to interact with a Internet web page to fill in information to request a loan or for a mortgage loan officer to take down the borrower's application information, often use another ‘loan origination system’ (LOS) to underwrite the loan, and still other mortgage lender programs prepare loan documents such as the note, deed of trust, disclosures, affidavits, etc. after the loan is approved.

Then there are still other programs which the settlement companies use that do strictly the title, settlement and closing functions such as taking orders, ordering services such as title reports and surveys, and preparing the settlement statement (HUD-1), including escrow accounting, and prepare documents such as the title commitment and policy, affidavits, and legal documents such as recording forms, deeds, etc.

In addition to these programs, the real estate agent, the lender and the settlement company may use a combination of e-mail, faxes and phones to communicate with others to complete their part of the process.

These multitudes of programs have limited value and slow the process because users have to rehandle, reenter, and wait for information from other parties; they have limited functionality in common and require use of more than one tool for users to perform their jobs thereby causing needless work, delay and expense.

To date, no one has operationally connected these different existing real estate agent, mortgage lender and settlement technologies together. The so-called ‘transaction management’ systems, which have been in existence since the late 1990s, have been primarily designed with features for the real estate agent to use, some having a built-in property ‘listings’ or home database, and a ‘contact database’ for keeping track of buyers, seller, service providers, etc. They typically combine features for scheduling and tracking tasks, a ‘group calendar’ for parties to monitor activities and status on the Internet, and for ordering services by the real estate agent, buyer or seller such as inspections and settlement.

A number of these ‘transaction management’ programs have added additional parties to the process in the form of a ‘transaction coordinator’ or a ‘move consultant’ which just adds to the overall cost of doing the process and does not simplify the process.

All of the existing technologies are incomplete, leaving gaps in the process, and as a result they have not been well received in the market place and the overwhelming majority has either gone out of business or has been bought in liquidation proceedings over the past several years. All of these ‘transaction management’ systems deal with only portions of the over-all home sale, mortgage and settlement process, and still require, among other things, many of the users to reenter information in a separate programs to use this technology, or require their ‘integration’ with different programs to try to ‘connect’ the different programs used by the real estate company, mortgage company and settlement company to communicate with each other.

None of these ‘transaction management’ programs allow, among other things, the lender or the settlement company to perform their respective tasks within these programs. Instead they must continue to use their separate, existing, older technology together with these new programs.

While the lender may receive some loan application information and a settlement company may receive order information from a website, and they may be able to receive documents which are created in other programs and then ‘downloaded’ by the other parties, and may be able to ‘communicate’ with others in the process, or view the status on a webpage in the ‘transaction management system’ this information still has to be transported at some point to their older existing technology to perform their part of the process, either manually by a person, or by ‘integrating’ the ‘transaction management’ system with their existing mortgage loan origination or settlement technologies.

There are literally dozens of real estate sale programs, dozens of mortgage origination programs and dozens of settlement and title programs, each having different functions and design structures, field names, etc. To try to integrate all these technologies is very complex, ineffective and costly with the resulting information shared and functionality being limited in scope and therefore the value to the users is limited.

The alternative is to have a loan officer who takes the application wait for and reenter information into their existing loan technology, and then the settlement company personnel have to again wait for reenter information into their existing software and then somehow get it back to the other. If there are any changes, or information is incorrect, the then whole waiting, communication and reentry process begins over again. These ‘transaction programs’ only allow ‘posting’ or ‘uploading’ of lender documents or settlement closing documents to be sent or shared with others. But, none of the programs have provisions for creating these ‘other’ documents by the lender, settlement companies or others which must be created in their existing separate programs.

Not surprisingly, none of these so-called ‘transaction management’ programs have been very successful in the market and there have been numerous business failures by the companies which have produced them.

There is, however, no complete program that performs, for example, the entire process home sale, mortgage origination and settlement process in one single technology platform including, for example, all the sale activities of the real estate agent or builder sales office, all the loan origination activities of the mortgage loan office, and all the activities of the settlement company. Similarly, there is no complete program that performs, for example, the entire home mortgage refinancing origination and settlement process in one technology platform.

Some Illustrative Disadvantages of Background References

Some of the many disadvantages of various background references include one or more of the following and/or other disadvantages: incomplete solutions leaving crucial gaps in the process; multiple entry of information; and complex ‘patchwork’ solutions which try to connect existing real estate, mortgage and settlement technologies which are more costly to build, maintain and upgrade, have less functionality and value for users, result in a more inefficient and slower process, and/or are more prone to errors, mistakes and confusion.

Advantages of Some Illustrative Embodiments of the Invention

In some preferred embodiments, some advantages that may be achieved, if desired, (such as, e.g., with a comprehensive computer system for the entire home sale, mortgage origination and settlement process according to some embodiments described herein) can include, among other things, one ore more of the following and/or other advantages: 1. it reduces work by all parties allowing the process to be highly automated, eliminating and reducing work currently being performed manually; 2. it reduces redundant and repetitive tasks of manually entering the same information numerous times in different computer programs, so information can be entered once for the entire transaction, not just portions of the transaction; 3. it reduces work, time, cost and chances of error associated with having to manually rehandle information numerous times, first having the real estate agent reenter information to perform tasks or transfer to more than one program, having the mortgage company reenter information to perform tasks or transfer to other programs, and then having the settlement personnel have to once again reenter or transfer information to other programs; 4. it allows transaction information to be instantly available to immediately perform additional tasks anywhere in the process; 5. it allows transaction information and status information to be instantly available to all parties as appropriate, thus reducing confusion, delays and uncertainty and chances of errors in the process; 6. it reduces the cost of completing a transaction; 7. it reduces the number of personnel necessary to complete a transaction; 8. it reduces or even eliminates waiting time and reduces the overall time required to complete a transaction; 9. it provides greater reliability which can be built into the process; 10. it assures that important sale and mortgage disclosure information and documents required by law be given to the seller or the buyer, or the refinancing home owner, on a timely basis; 11. it greatly reduces the cost, complexity, unreliability, and design limitations of trying to connect together, or ‘integrate’ different computer systems, one for the real estate agent, another for the mortgage company, and another for the settlement company, etc., in an effort to perform this process; 12. it results in a system with greater and more functional features for users; 13. it provides a more highly automated system without gaps in the process; in other words, for example, the instant the loan officer does something to approve the loan, the documents can be automatically prepared and sent to the settlement company and the borrower in seconds; 14. it is easier and cheaper to change or modify, add features, or upgrade the system from time to time; this is important with ever-changing technology and constantly changing market conditions; 15. such a comprehensively designed system is more reliable and less likely to malfunction or ‘crash’; 16. it is less costly to build and maintain; and/or 17. the process can be simplified, streamlined and made more user friendly by combining, eliminating one or more functions or steps, or presenting information or allowing functions to be performed in a more understandable and efficient way.

SUMMARY OF THE INVENTION

The preferred embodiments of the invention provide, among other things, a comprehensive computer system for automating and facilitating the performing and processing of tasks, information transfer, and storage associated with the home sale, mortgage financing and settlement process, and the home mortgage refinancing origination and settlement process over a distributed computing network in one technology. The technology can, among other things, automate the entire real estate home sale, mortgage loan, and settlement process in one program, including many or all of the activities performed by many or all of the various participants in the transaction: the seller, the buyer, the sales agent, the mortgage loan officer, loan underwriter and loan processor, and the settlement company personnel, as well as service providers such as home inspectors, appraisers, surveyors, title abstractors, etc. It can also be modified to automate just the mortgage refinancing origination and settlement process in one program for the borrower, mortgage loan and the settlement company personnel and corresponding service providers.

The preferred embodiments can be implemented using computer processes that, among other things, automate, change and enhance ‘real world’ processes currently being used, ineffectively and with significant limitations, by the real estate, mortgage, and settlement markets today. In the preferred embodiments, the computer processes are not needed to be performed using an unusual hybrid system. In some embodiments, in addition to enhancing ‘real world’ processes and enhancing the way real estate is sold today, the process could be modified for other environments, such as, e.g. for a ‘self-help’ buyer or seller to use, or a ‘for sale by owner’ solution without the help of a real estate agent or sales person, could be used on a kiosk in a shopping mall or could be adapted to be used with a ‘move consultant’ or ‘transaction coordinator,’ or the like.

In some embodiments, the real estate agent or sales person can send and receive detailed information with the seller and buyer, lender and/or settlement company, enter and search for information on homes for sale from a database, create a listing agreement, a contract of sale and other sale documents and share with others, search for, select a mortgage loan quote, apply for and completely arrange for mortgage financing for the buyer, and/or order and receive services from third-party service providers. In some embodiments, the mortgage lender can provide the buyer a loan quote for various loan products, receive detailed buyer, property and sale information, prequalify or preapprove the borrower for a loan product selected by the borrower, take the full loan application, underwrite, approve and prepare and send all loan documents. In some embodiments, the settlement company can receive orders including some or all of the buyer, seller, property, sale information and/or mortgage loan information and documents, including, e.g. complete lender instructions, and/or can prepare all legal, title and/or settlement documents including the settlement statement with full escrow accounting functions.

In the preferred embodiments, all or substantially all of the processes can be done using one technology platform, such as, e.g., using one base program.

In some embodiments, In the case of a home mortgage refinance, the borrower can, for example, search for, select a mortgage loan quote, enter and send borrower and property information; the mortgage lender can receive detailed borrower, and property information, prequalify or preapprove the borrower for a loan product selected by the borrower, take the full loan application, underwrite, approve and prepare and send all loan documents; and the settlement company can receive orders including all borrower, property information and mortgage loan information and documents, including complete lender settlement instructions, and prepare all legal, title and settlement documents including the settlement statement with full escrow accounting functions.

In some embodiments, the technology allows all or substantially all information to be entered once (and, in some embodiments, corrected if necessary) for the entire transaction, be transmitted instantly over a distributed computing network, either manually or automatically, and made immediately available to all appropriate parties to perform all their respective activities within the same program, as necessary, thus saving time, work and expense.

In some embodiments, a single technology can, in contrast to existing systems, integrate an entire real estate sale, mortgage, and settlement process into one system—connecting the seller, buyer, real estate agent (or sales office in the case of a new home builder), or for a home refinancing with the borrower, and the mortgage loan origination activities for the lender, and settlement activities for the settlement company and service provider activities, allowing each user to perform all the activities for their portion of the process.

In some embodiments, a marked improvement can be achieved over the state of existing technology. Among other things, the preferred embodiments do not require use of one or more separate program for each of the real estate sale office, the mortgage office, settlement office and service providers, which might otherwise allow the performance of only portions of the process and require parties to do repetitive tasks. When combined with many manual tasks which users have to perform such as making phone calls, copying, faxing, etc., current existing technologies require considerable repetitive work, greater delay, greater errors, and more uncertainty.

In some embodiments, there is a separate Virtual Office for each primary user, for example in a real estate sale transaction the real estate office, the mortgage lender, the settlement company, and service providers, allowing each to access appropriate information and perform all the appropriate tasks associated with their roll for each transaction over a secure distributed network. In addition, the seller, the buyer, or home owner if a refinancing, and service providers will be able to access and participate in the process via a ‘Virtual Desktop’ which allows them to receive order and perform their entire service within this one single technology.

SUMMARY Objects and Advantages of the Preferred Embodiments of the Invention

In some preferred embodiments, objectives and advantages that can potentially be achieved can include one or more of the following: 1. it provides a smoother, simpler, continuous process from the beginning to the end of the entire home sale, mortgage origination and settlement process; 2. it reduces work by all parties allowing the process to be highly automated, eliminating and reducing work currently being performed manually; 3. it reduces redundant and repetitive tasks of manually entering the same information numerous times in different computer programs; so information can be entered once for the entire transaction, not just portions of the transaction; 4. it reduces work, time, cost and chances of error associated with having to manually rehandle information numerous times, first having the real estate agent reenter information to perform tasks or transfer to more than one program, having the mortgage company reenter information to perform tasks or transfer to other programs, and then having the settlement personnel have to once again reenter or transfer information to other programs; 5. it allows transaction information to be instantly available to immediately perform additional tasks anywhere in the process, thus reducing confusion, delays and uncertainty and chances of errors in the process; 6. it reduces the cost of completing a transaction; 7. it reduces the number of personnel necessary to complete a transaction; 8. it reduces or even eliminates waiting time and reduces the overall time required to complete a transaction; 9. it provides for greater reliability to be built into the process; 10. it assures that important sale and mortgage disclosure information and documents required by law be given to the seller or the buyer, or the refinancing home owner, on a timely basis; 11. it greatly reduces the cost, complexity, unreliability, and design limitations of trying to connect together, or ‘integrate’ different computer systems, one for the real estate agent, another for the mortgage company, and another for the settlement company, etc, in an effort to perform this process; 12. it results in a system with greater and more functional features for users; 13. it provides a more highly automated system without any gaps in the process; 14. it provides a simpler system which is less costly to build and maintain; 15. it is easier and cheaper to change or modify, add features, or upgrade the system from time to time; this is important with ever-changing technology and constantly changing market conditions; 16. it is more reliable and less likely to malfunction or ‘crash’; and/or, 17. the process can be simplified, streamlined and made more user friendly by combining, eliminating one or more functions or steps, or presenting information or allowing functions to be performed in a more understandable and efficient way.

The above and/or other aspects, features and/or advantages of various embodiments will be further appreciated in view of the following description in conjunction with the accompanying figures. Various embodiments can include and/or exclude different aspects, features and/or advantages where applicable. In addition, various embodiments can combine one or more aspect or feature of other embodiments where applicable. The descriptions of aspects, features and/or advantages of particular embodiments should not be construed as limiting other embodiments or the claims.

BRIEF DESCRIPTION OF THE SEVERAL VIEWS OF THE DRAWINGS

The accompanying figures are provided by way of example, without limiting the broad scope of the invention or various embodiments of the invention.

FIG. 1 is a System Overview and Architecture of a Home Sale, Mortgage Financing and Settlement Computer Process;

FIG. 1 a is a System Overview and Architecture Showing Ancillary Databases & Systems Detail for Home Sale, Mortgage Financing and Settlement Computer Process;

FIG. 1 b is a System Overview and Architecture of a Home Mortgage Refinancing and Settlement Computer Process;

FIG. 1 c is a System Overview and Architecture Showing Ancillary Databases & Systems Detail for Home Mortgage Refinancing and Settlement Computer Process;

FIG. 1 d is a System Overview and Architecture of a Home Sale, Mortgage Financing and Settlement Computer Process Integrated with Extrinsic Real Estate, Mortgage, Settlement and Other Programs;

FIG. 2 is a view depicting Basic Home Sale, Mortgage Financing and Settlement Information and Basic Document Workflow Process;

FIG. 2 a is a view depicting Basic Home Mortgage Refinancing and Settlement Information and Basic Document Workflow Process;

FIG. 3 a is a view depicting Detailed Virtual Real Estate Office Information and Document Workflow Process;

FIG. 3 b is a view depicting Detailed Virtual Mortgage Office Information and Document Workflow Process;

FIG. 3 c is a view depicting Detailed Virtual Settlement Office Information and Document Workflow Process;

FIG. 3 d is a view depicting Detailed Seller Virtual Desktop Information and Document Workflow Process;

FIG. 3 e is a view depicting Detailed Buyer Virtual Desktop Information and Document Workflow Process;

FIG. 4 is a view depicting Virtual Office and Work Area Screen Layout;

FIG. 4 a is a view depicting Virtual Real Estate Office Work Area Summary Information;

FIG. 4 b is a view depicting Virtual Mortgage Office Work Area Summary Information;

FIG. 4 c is a view depicting Virtual Settlement Office Work Area Summary Information;

FIG. 5 is a view depicting Customer (Buyer, Seller) Virtual Desktop and Work Area Screen Layout;

FIG. 6 is a view depicting Service Provider Virtual Desktop and Work Area Screen Layout;

FIG. 7 is a view depicting Sample Virtual Office Calendar;

FIG. 8 is a view depicting Sample Virtual Office Tab Table File Drawer;

FIG. 9 is a view depicting Virtual Real Estate Office Transaction Navigator and View;

FIG. 10 is a view depicting Seller Information Tab Table;

FIG. 11 is a view depicting Property Information Tab Table;

FIG. 12 is a view depicting Buyer Information Tab Table;

FIG. 13 is a view depicting Property Search for Home Tab Table with Search Results;

FIG. 13 a is a view depicting Property Search for Home Tab Table with Search Results, Loan Information, Service Information, and Ownership Cost Information;

FIG. 14 is a view depicting Property Sale Summary Information Tab Table;

FIG. 15 is a view depicting Contract of Sale (Sample);

FIG. 16 is a view depicting Mortgage Search & Prequalify/Pre-approve Tab Table with Search Results;

FIG. 17 is a view depicting Mortgage Prequalified/Pre-approved Letter;

FIG. 18 is a view depicting Mortgage Prequalified/Pre-approved Tab Table with Loan Summary Information;

FIG. 19 is a view depicting Services Order New Service Tab Table (Showing Virtual Real Estate Office Services);

FIG. 20 is a view depicting Services Order New Service Tab Table Showing Bidding Status with Bid Results (Showing Virtual Real Estate Office Services);

FIG. 21 is a view depicting Service Provider Virtual Desktop Work Area Showing Bid Request and Order Information Tab Table;

FIG. 22 is a view depicting Service Provider Virtual Desktop Work Area Showing Service Order and Order Information Tab Table;

FIG. 23 is a view depicting Services Order New Service Table Showing Confirmed Order Status (Showing Virtual Real Estate Office Services);

FIG. 24 is a view depicting Virtual Mortgage Office Transaction Navigator and View;

FIG. 25 is a view depicting Mortgage Loan Quote Tab Table;

FIG. 25 a is a view depicting Mortgage Loan Quote Tab Table Search Results;

FIG. 26 is a view depicting Mortgage Loan Prequalified/Pre-approved Tab Table Showing Loan Summary;

FIG. 26 a is a view depicting Mortgage Loan Prequalified/Pre-approved Tab Table Showing Loan Summary (continued);

FIG. 27 is a view depicting Mortgage Residential Loan Application Form 1003 Entry Tab Tables;

FIG. 28 is a view depicting Mortgage Loan Approved Loan Summary Tab Table;

FIG. 28 a is a view depicting Mortgage Loan Approved Loan Summary Tab Table (Continued);

FIG. 29 is a view depicting Virtual Settlement Office Transaction Navigator and View;

FIG. 30 is a view depicting Virtual Settlement Office Order Tab Table;

FIG. 31 is a view depicting Virtual Settlement Office Title Documents Tab Table;

FIG. 32 is a view depicting Virtual Settlement Office Settlement Statement HUD-1 Entry Tab Tables;

FIG. 33 is a view depicting Virtual Settlement Office Escrow Accounting Entry Tab Tables;

FIG. 34 is a view depicting Virtual Settlement Office Escrow Accounting Entry Tab Online Electronic Payment Tab Table;

FIG. 35 is a view depicting Virtual Settlement Office Online Electronic Land Records Recording Transmittal (Sample);

FIG. 36 is a view depicting Virtual Settlement Office Online Electronic Transmittal (Sample).

DETAILED DESCRIPTION OF THE PREFERRED EMBODIMENTS OF THE INVENTION General Description

The following description sets forth some illustrative preferred embodiments of the invention. It should be understood based on this disclosure that the following description is illustrative and non-limiting and that various modifications, alterations, changes and/or the like can be employed in various embodiments of the invention. In addition, various components of the various embodiments can be replaced with equivalent structures (including presently known equivalents and/or future known equivalents) as would be understood based on this disclosure.

The preferred embodiments provide, for example, a comprehensive computer system for automating and facilitating the performing and processing of tasks, and information transfer and storage associated with the home sale, mortgage financing and settlement process over a distributed computing network 40 (See FIG. 1). The technology automates the entire real estate home sale, mortgage loan, and settlement process in one continuous computer program, including all the various participants performing all their activities in the transaction: the seller 10 (See FIG. 3 d), the buyer 15 (See FIG. 3 e), the real estate sales office personnel 20 (See FIG. 3 a), the mortgage loan officer, loan underwriter, loan processor and loan closer 30 (See FIG. 3 b), the settlement company personnel 35 (See FIG. 3 c), and various service providers 25, (See FIGS. 19-23).

The terms property and home as used herein and in the accompanying drawings should be construed as synonymous and can include, for example, any dwelling such as a single-family home, a condominium, cooperative, mobile home, vacant land for a home, a duplex, or a multiple dwelling unit building.

In this disclosure, the term ‘user’ of the system used hereinafter includes, inter alia, one or more of the following terms: real estate agent, real estate office, real estate personnel, real estate broker which should be should be construed broadly and read as interchangeable and their functions being performed by one or more of them or the process; in addition, mortgage lender or mortgage office should be construed broadly including, for example mortgage brokers, direct mortgage lenders, mortgage correspondents, wholesale lenders, finders and their personnel and read as interchangeable and their functions being performed by one or more of them or the process; in addition, settlement office or settlement personnel should be construed broadly and may include for example attorneys, title insurance companies and their personnel and read as interchangeable and their functions being performed by one or more of them or the process; service providers and corresponding services should be construed in a very broad sense such as others providing services or information in the process which can include, for example: advertising, delivery, home warranty, well & septic service, real estate signs, architect, home improvement and repairs, construction, home inspection, pest inspection, environmental inspections, moving and storage, landscaping, insurance, appraiser, credit reporting, mortgage insurance, flood certifications, existing loan payoff information from third-party lenders, real estate tax information, HOA disclosure and documents, title abstractor, surveyor, public or private utility providers, entities providing employment, loan, deposit or other verifications for the mortgage lender, public record and title search (title abstract), governmental departments and agencies such as for example land record or court offices, third-party mortgage investors, etc. Mortgage loan financing can include one or more different types of loans, for example, a first mortgage, a second mortgage, a construction loan, home equity financing, or any combination thereof.

In addition, a modification of this system is a comprehensive computer system for automating and facilitating the performing and processing of tasks, and information transfer and storage associated with the home mortgage refinancing and settlement process over a distributed computing network (See FIGS. 1 b, 1 c, 2 a). Although the detailed description of the system, hereinafter, describes the home sale, mortgage origination and settlement process, the process, as described, can be modified for the home mortgage refinancing and settlement process (See FIGS. 1 b, 1 c, 2 a) which would, in effect, eliminate the seller, real estate agent and office, sale contract and sale process from the process leaving the buyer a ‘borrower’ 16 performing the mortgage origination process with the mortgage lender and the settlement company only as well as the respective service providers. In regard to this ‘refinancing’ modification, the reader should hereinafter disregard references to ‘sale,’ ‘seller,’ ‘Seller Virtual Desktop’, ‘builder,’ ‘Virtual Real Estate Office,’ ‘real estate sale office’ or ‘real estate sale personnel,’ ‘sale contract documents,’ ‘purchase,’ ‘deed,’ etc. and descriptions of any and all associated ‘sale’ activities, as well as corresponding references in the drawings such as (See FIGS. 1, 1 a, 2) which refer to only the sale process, and substitute the term ‘borrower’ 16 for ‘buyer’ 15 and ‘Borrower Virtual Desktop’ 16 for ‘Buyer Virtual Desktop,’ 15 etc. in understanding the process for a home mortgage refinancing. In addition, embodiments described herein can be modified, by those in the art based on this disclosure, in other environments, such as, e.g., for either the home sale or the refinance process based on this detailed description.

In the preferred embodiments, computer processes can be used to automate, upgrade and enhance ‘real world’ processes currently being ineffectively employed by the real estate, mortgage, and settlement markets today. As indicated above, while the preferred embodiments involve a ‘real world’ process designed for the way real estate is sold today, the process could be modified for a ‘self-help’ buyer or seller to use, or a ‘for sale by owner’ solution without the help of a real estate agent or sales person, could be used on, e.g., a kiosk in a shopping mall or could be adapted to be used with a ‘move consultant’ or ‘transaction coordinator,’ or an equivalent.

In some of the preferred embodiments, various manipulations herein described are often referred to in terms such as, e.g., adding, entering, requesting, receiving, retrieving, correcting, changing, performing, saving, viewing, sending, comparing, moving, etc. which are often associated with manual operations performed by a human operator. In the preferred embodiments, the various operations described herein are performed, for example either in conjunction with input from a human operator or user interacting with the computer processes, or, when desired, all such operations can be performed by the computer process itself, and should be understood as such.

In the preferred embodiments, a comprehensive technology allows information to be entered once, either manually by a participant, or automatically by a process, or requested and received from ancillary databases or systems 75 (See FIGS. 1, 1 a), said ancillary databases or systems being alternatively internal to the system 50, or third-party external ancillary databases or systems, be transmitted over a distributed computing network 40, saved in one or more databases 50, 75, and appropriate information made available at any appropriate times, as necessary, appropriate or expedient, to any other appropriate parties or the application server 45 to perform further activities, tasks, documents or processes of the entire transaction, or subsequently changed or corrected if necessary.

Information may be in various forms and includes, for example text, formulas, computer instructions, graphics, or audio and video whether recorded or transmitted in real-time.

It is noted that ancillary databases or systems may be either internal 50 or external 75 to the basic system described herein, but which, nevertheless, are an integral part thereof.

These ancillary databases or systems can include, for example, some or all of the following: Comparable Sale Database, Multiple Listing Service MLS Database, Builder Home Inventory Database, Digital Lockbox Systems, Utility Provider Systems, Real Estate Document Database, Mortgage Product and Pricing Database, Automated Mortgage Underwriting Applications, Service Provider Forms Database, Credit Reporting Systems, Automated Appraisal Systems, Automated Mortgage Insurance Underwriting, Mortgage Document Database, Mortgage Loan Servicing Systems, Flood Map Certification Systems and Database, Title and Closing Document Databases, Real Estate Tax Databases, Transfer Taxes, Recording Charges Database, Title Plant or Land or Other Public Records Databases.

These databases 50, 75 can include such information as, for example, some or all of the following: seller information, property information, listing information, buyer personal information, buyer home purchase search criteria information, buyer home purchase search criteria results information, real estate sales office information, contract of sale information, buyer employment and financial information, buyer mortgage loan search criteria information, buyer mortgage loan search criteria results information, mortgage loan origination office information, mortgage loan prequalification or preapproval information, mortgage loan application information, mortgage loan underwriting information, approved mortgage loan information, mortgage loan document information, settlement office information, settlement order information, settlement statement information, settlement escrow accounting information, title and recording information, survey information, real estate tax information, flood map information, existing loan payoff information, real estate transfer tax and recording information, service provider information, service provider service information, transaction task and status information.

While the system may be implemented on one computer system such as a single personal computer, it is more likely to be implemented on a distributed computing network 40 (See FIG. 1). The distributed computing network 40 (See FIG. 1) may be a local area network (LAN) or a wide area network (WAN), such as, for example the Internet, a hard-wired or wireless network, or any combination thereof, and most likely will be implemented on the Internet or an Extranet.

The basic process can be varied or augmented numerous ways with such things as: 1. screen layouts and content can be varied; 2. allowing users to input or retrieve information via an Internet device such as a ‘digital Internet cell phone’ or a ‘palm pilot’; 3. portions of the process can be simplified and/or automated, eliminating or combining certain functions, steps or participants, for example by allowing a seller and buyer and seller perform a transaction without the aid of a real estate agent; 4. a customer or user can be allowed to ‘input’ or retrieve information via a telephone ‘voice response’ or ‘touch-tone’ technology 70 (See FIGS. 1, 1 b); 5. a system can be developed for multiple companies so that different users will only use portions of the system, i.e. an ‘Internet’, or one system can be built for one company where everyone within one company, other than the seller, buyer and service providers, use all of the system, i.e. an ‘extranet;’ or, 6. the process can be simplified and the real estate sales, mortgage and settlement office screens can be combined so that only one or two people could perform the entire process in a fraction of the time; and 7. the order of steps and processes can be varied.

One or more application servers 45 run computer program processes which perform the functions necessary to send and display screens to users to enter and view information, and perform their activities on remote, or local computing devices, such as for example a personal computer connected to the Internet, 10, 15, 20, 25, 30, 35, receive information back from users, process it if necessary, store it in one or more databases 50, send it if necessary for use or processing by one or more ancillary systems or databases 75 (See FIGS. 1 a, 1 c) such as a multiple listing service or automated mortgage underwriting systems to perform necessary ancillary processes or activities 75 (See FIG. 1 a) receive back results and save to one or more databases 50 (See FIG. 1) and make it available to all appropriate parties by again sending and displaying screens to users to view and perform subsequent activities on computing devices.

Although and there are numerous computer technologies with which this computer process could be developed and carried out, including connecting together older existing computer programs, such as for example various real estate sales, mortgage and settlement programs, so information can be passed from one program and user to another, the preferred embodiments of the invention, provide a comprehensive client-server technology (See FIG. 1) allowing the users to use a personal computer (PC) with a display to view ‘GUI’ screens, and common input devices, for example a mouse and keyboard 10, 15, 20, 25, 30, 35 which access an application server(s) 45 over the Internet or over a secure ‘Extranet’, via TCP/IP 40. The application server(s) 45 would connect to one or more relational databases 50, 75 for transaction data to be saved and retrieved. These databases could be built in typical database programs such as, for example, SQL, DB2 and Oracle, and the application server process could be programmed in such tools as, for example, ASP and DOTNET programming environment from Microsoft, PeopleSoft's ‘Portal’, or IBM's ‘Domino,’ ‘Websphere’ and ‘Websphere Portal’ in conjunction with using XML, JAVA and HTML or other programming tools. In addition, there are one or more ‘ancillary’ databases and systems 75, (See FIG. 1 a) such as, for example real estate sale forms, homes databases, automated mortgage underwriting, mortgage document forms, etc. with which the application server can exchange information. These ‘ancillary databases’ 75 (See FIGS. 1 a, 1 c) may be developed with the system, or they may be provided by third-parties, and accessed via programming tools such as, for example XML.

The preferred embodiments and best mode of carrying out the invention is client-server architecture with one or more application servers 45 which run and manage the process. Actions taken by users on their client computers are processed by the application server 45 which processes information, performs tasks, serves up client user screens on computing devices, sends and retrieves information to and from databases or ancillary computer processes, and distributes information according to one or more application server programs 45 to the various users 10, 15, 20, 25, 30, 35, managing and making the entire process possible.

The terms used hereinafter, such as for example ‘application’, ‘application server’, ‘computer program,’ ‘computer process,’ ‘computer application,’ etc., are used interchangeably and deemed for the purposes of this application and claims to mean one or more computer applications performing the computer functions herein described unless otherwise indicated.

As described herein, in various embodiments, one or more server(s), client computer(s), application computer(s) and/or other computer(s) can be utilized to implement one or more aspect of the invention. Illustrative computers can include, e.g.: a central processing unit; memory (e.g., RAM, etc.); data storage (e.g., hard drives, etc.); input/output ports (e.g., parallel and/or serial ports, etc.); data entry devices (e.g., key boards, etc.); etc. In addition, client computers may contain, in some embodiments, browser software for interacting with the server(s), such as, for example, using hypertext transfer protocol (HTTP) to make requests of the server(s) via the Internet or the like.

The system may use one or more relational databases 50 with a variety of structures which may include data categories such as, for example: seller information, buyer information, buyer employment and financial information, property information, listing information, sale information, mortgage information, settlement and title information, etc.

While users may use any form of electrical computing device or general purpose computing machines or devices for clients to access and Interact with the system 10, 15, 20, 25, 30, 35 which could include personal computers, network terminals, digital Internet cell phones, palm pilots or telephone voice response or touch-tone technology, the description herein describes the use of a common personal computer with a display, a keyboard and pointing device such as a mouse. Electronic computing devices may also include any other suitable programmable electronic devices consistent with the invention.

It is pointed out that the order of steps or activities, and whether particular tasks are performed manually or automatically, is flexible and can be programmed to be varied to give the process and users as much flexibility as possible. In addition, various steps may be modified, simplified, and one or more tasks may be combined to simplify and streamline the over-all process. For example, while the description is of a real estate office, mortgage office and settlement office in the process, it is entirely possible to combine their functions into one consolidated set of screens and functions and have virtually the whole process done by only one or two people in one office from one set of screens.

It is pointed out that although the detailed description describes preferred embodiments including one ‘real estate sales office’ in the process, in some instances there may be two or more such sale offices, for instance where there is a cooperating seller's agent and a buyer's agent. In such circumstances, the process is substantially the same and the resulting change in the process may be easily inferred by the reader.

While, in the preferred embodiments, the processes are ‘real world’ processes designed for the way real estate is sold today, the process could be modified for other environments, such as, e.g., for a ‘self-help’ buyer or seller to use, or a ‘for sale by owner’ solution without the help of a real estate agent or sales person, could be used on a kiosk in a shopping mall or could be adapted to be used with a ‘move consultant or ‘transaction coordinator,’ or equivalent.

It is also pointed out that certain of the drawings herein reflect the ‘workflow’ of the system, rather than the actual system architecture. In particular, (See FIGS. 2-3 e) show the process results from the users prospective, rather than the fact that all information, whether the result of user input or processes performed, in most cases is transferred to and from the application server(s) 45 and databases 50, 75.

There are separate graphical user interfaces (GUI) accessible on a personal computer by each user with screens appropriate to their activities. The seller “virtual desktop” 10, (See FIG. 3 d) the “buyer virtual desktop” 15 (See FIG. 3 e), the “virtual real estate office” 20 (See FIG. 3 a), the lender “virtual mortgage office” 30 (See FIG. 3 b) the settlement company “virtual settlement office” 35 (See FIG. 3 c) and service providers virtual office or virtual desktop 25 allow each to enter, receive and view appropriate information and perform appropriate tasks associated with their roles in the transaction.

Any tasks and processes performed by any user manually, or by a computer process at any stage of the process immediately make possible 45 any other real estate sale, mortgage loan, settlement or other activities, tasks, processes and creation of documents, either manually or automatically. This avoids gaps and delays.

One aspect of the system that is of importance is that of uniformity and simplification of the process. If one were to look at a number of real estate programs, mortgage origination programs and settlement programs one would see numerous different screen layouts with varying information displayed, all of which would become confusing and daunting very quickly. In researching this process, however, it was realized that much of the information and how it is displayed is similar at each step of the way, and it is only at particular functions that unique screen functions and layouts are necessary. Therefore there are many screens, for example, which appear in the Work Area 450, 550, 650, Tab Tables 460, 560, 660, which are in fact forms and subforms served up and displayed by the application server, such as ‘seller information’ (See FIG. 10), ‘property information’ (See FIG. 11), ‘buyer information and buyer employment and financial information’ (See FIG. 12), ‘property search’ (See FIG. 13), ‘sale summary information’ (See FIG. 14), ‘mortgage search’ (See FIG. 16), ‘mortgage loan application’ (See FIG. 27), loan underwriting (See FIG. 28), loan summary table (See FIG. 28 a), and ‘ordering services’ (See FIGS. 19, 20, 23), which can be displayed with minor modifications of some content, for more than one user; and it is only those screens that are unique to a particular user such as the ‘mortgage approved loan’ table (See FIG. 28) for the lender, and the settlement order (See FIG. 30) and settlement statement entry tables (See FIG. 32) or escrows accounting (See FIG. 33) for the settlement company that are different. This has greatly simplified understanding and designing the process and will greatly reduce the cost and complexity of building and modifying and adding new features to the system from time to time.

Each virtual office will be one integrated computer program for each user from which they can receive, view, enter, change, save data, perform their particular functions in the transaction, create, save and send all documents, order services from third-party service providers, track the transaction, and communicate with other participants in the particular transaction. The “virtual office/desktop” technology will eliminate many of the current disadvantages of the Internet allowing users to operate their entire office and perform literally 100's of functions without having to navigate back-and-forth or “link” to constantly changing Web-pages.

The layout of each virtual office (See FIG. 4) and each customer, buyer or seller, virtual desktop (See FIG. 5), and the service provider virtual desktop or service provider virtual office (Transaction Navigator and Views not shown) (See FIG. 6) will include the following:

The Collaboration Navigator 410, 510, 610 allows a user to select and access a Address Book, Unified Messaging, Calendar, To Do and ‘Instant Messaging’ by clicking with a pointing device such as a mouse on appropriate item selected to be displayed in the Collaboration View 420, 520, 620. The Collaboration View 420, 520, 620 allows a user to access and ‘collaborate’ with others in the transaction. These include: ‘Unified Messaging’ view which allows users to send and receive and view e-mails 65, receive and view all documents created with the technology, and receive voice phone messages and facsimiles from a fax & voice messaging server 60. The user can manually save them to the ‘File Drawer’ tab (See FIG. 8) in the Work Area 450, 55, 650 for a particular user for a particular transaction, or the program can save items automatically.

The Address Book view allows user to keep and view customer and service provider information such as addresses, phone numbers, e-mail addresses, etc. for customer and ‘service provider’ contact management. Information in Address Book is integrated with Work Area 450, 550, 650 so that information entered or actions taken in one, are reflected and displayed in the other, and visa-versa.

The Calendar View (See FIG. 7) automatically displays a calendar with appropriate information about transaction events and status, allows users to create and schedule events, meeting times, and ‘to do’ items as necessary, appropriate or expedient for their tasks or functions. The items can be marked ‘private’ or ‘group’ and the ‘Group Calendar’ is displayed, for all others in a particular transaction to see the event and status of that particular transaction from their respective Virtual Desktop or Virtual Office as necessary, appropriate or expedient for their tasks or functions. The Calendar is integrated with Work Area 450, 550, 650 so that actions taken or information entered in one area are reflected and displayed in the other, and visa-versa.

The To Do View displays items that need to be completed in any particular transaction. To Do items can be created manually by users in the To Do view, in the Work Area, or automatically by the application server 45. The To Do View is integrated with Work Area 450, 550, 650 so that actions taken or information entered in one are reflected and displayed in the other.

Instant Messaging & Application Sharing allows users to use ‘instant messaging’ (‘chat’) including voice and audio, and application sharing to simultaneously collaborate on a particular screen or document such as the sale contract documents 255 (See FIG. 15), Loan Application (Form 1003) (See FIG. 27) or Settlement Statement (HUD-1) on a ‘real-time’ basis with other parties in the transaction. For application sharing, the application server 45 allows two or more users to display a screen, enter and save information on a real time basis, thus eliminating waiting for and having to send information back and forth. Important ‘chat’ sessions can be recorded and saved to the appropriate File Drawers (See FIG. 8) for a permanent record.

The Transaction Navigator 430, 910, 2410, 2910 (See FIGS. 4, 9, 24, 29), which is only used in the virtual office configuration, automatically displays, sorts and tracks stages of each transaction. As there are significant changes in the status, for example ‘new order,’ ‘pending,’ ‘completed,’ etc., the computer application automatically moves the particular transaction into a different stage category. Users can view transactions by each status by selecting a particular status category in the Transaction Navigator 430 which then displays summary information of all transactions within that status category in the Transaction View 435. Customers (i.e. buyer or seller) will not have this Transactions Navigator in their Virtual Desktop and service providers will have it in their Service Provider Virtual Office, but not in their Service Provider Virtual Desktop.

The Transactions View 435, 920, 2420, 2920 (See FIGS. 4, 9, 24, 29), which is only used in the ‘virtual office’ configuration, automatically displays summary information for each ‘transaction’ for example for a real estate sale, buyer, seller, property address, contract price, status of sale and displays individual tasks necessary to complete a particular transaction, for example ‘signs’, ‘inspections,’ ‘advertising,’ etc. and displays the status of each, for example ‘ordered,’ ‘past due,’ ‘completed,’ ‘approved,’ etc. The computer program allows user to sort transactions by criteria by clicking on column heading. User can select a particular transaction by clicking on that transaction in the Transaction View 435, 920, 2420, 2920 (See FIGS. 4, 9, 24, 29) and the transaction details are then displayed in the Work Area 450 allowing user to access detailed transaction information and to perform tasks for that particular transaction. Customers (i.e. buyer or seller) will not have this Transactions View in their Virtual Desktop and service providers will have it in the Service Provider Virtual Office, but not in the Virtual Desktop.

The Work Area 450, 550, 650 (See FIGS. 4, 5, 6) allows users to access particular transaction details in the Work Area by selecting and clicking on the transaction in the Transaction View screen, if they have one. The Work Area allows users to perform tasks, enter or view detailed information. Each Virtual Office Work Area will have Summary Information 440 (See FIGS. 4, 4 a-c). In the Work Area Summary Information users can create documents. For example the real estate agent can create real estate sale contract documents 440, 255 (See FIG. 15), the lender can create loan documents, 470, and the settlement company can create settlement, legal or title documents 485. The status can be manually changed 445, 460, 480, or automatically changed by the program upon occurrence of certain actions performed anywhere in the computer program or by certain events occurring. To create documents in the Work Area, a ‘Document Database’ 100, 120, 127 can be accessed, a form selected, automatically filled in with all information which already exists in the system, or manually entered, edited, printed and saved and sent to others in the particular transaction, so they can view them in their respective Collaboration View 420, 520, 620 when they receive them or in their respective ‘File Drawer’ (See FIG. 8).

Detailed information is entered into and viewed by users, and functions are performed, in various Work Area Tab Tables 460, 560, 660 (See FIGS. 8, 10-14, 16, 18-20, 23, 25-28 a, 30-33). These are accessible in the ‘Work Area’ 450, 550, 650 and users can navigate from one table to another by selecting a particular tab such as by ‘clicking’ with a ‘mouse’ to view information in that particular table such as ‘Order Information’ (See FIG. 30), ‘Buyer Information’ (See FIG. 12), ‘Seller Information’ (See FIG. 10), etc. to enter or change information, and perform various transaction tasks associated with their role in the process such as ordering services (See FIG. 19), accessing electronic documents saved in the ‘File Drawer’ (See FIG. 8), etc. Tab Table screens are dynamic forms which the application server 45 allows to be displayed by each client. Some tab tables are ‘dynamic,’ meaning as information is entered, or actions are performed, the layout and information presented changes automatically on the screen to allow the user to proceed with the process more easily. To make the system as easy to develop and operate as possible, many basic ‘tab tables’ are used by more than one user. Also the various tab tables can be varied, by adding or creating new ones, deleting, modifying the contents, or changing their order on screens. Various “tab tables” and the information they contain or the functions they perform can be varied in numerous possible ways, and are described in more detail below.

When it is described that documents can be signed electronically it includes, for example, any necessary electronic notary signatures, seals, etc., or other electronic authentication deemed acceptable by users and required and allowed by appropriate laws. Similarly, electronic certifications or verifications may be any deemed acceptable by users and required and allowed by appropriate laws.

The computer program saves, either automatically or manually, all appropriate documentation including e-mails, faxes, and phone messages 65 in one or more system databases 50 for a complete record of each transaction which can be viewed by users in an electronic File Drawer (See FIG. 8). User can save and access a document as necessary, appropriate or expedient, for their tasks or functions in the File Drawer (See FIG. 8) by clicking on the ‘File Drawer’ tab 810, selecting a particular document, and ‘clicking on the document to open the document for review or editing, etc.

The ‘Office Management’ in the Transaction Navigator 430, 910, 2410, 2910 (See FIGS. 4, 9, 24, 29) will allow a user to access and perform general ‘back office’ support features in the Work Area 450 such as integrated billing accounting functions, including billing and payments for transactions, management functions such as integrated summary production and activity reports. The ‘Office Management’ will have other office administration functions of a more general nature such as human resources, etc.

System administration 57 can be done from one or more central regional or individual office locations from one or more computing devices for performing such function as, for example, adding and deleting customers, service providers, customer support and training, managing customers, billing functions, managing system modifications and upgrades, etc. Management and administration can be done as a service for customers or customers or their organizations such as for example a multiple listing service provider, a Realtor association, etc. can operate and manage the system for them.

Virtual Real Estate Office

The Virtual Real Estate Office 20 (See FIGS. 1, 2, 3 a) will allow the real estate agent and their staff (or home builder sales office) to perform all of their transaction activities from one comprehensive computer program; to receive, communicate and exchange information with buyer 15 (See FIG. 3 e) and seller 10 (See FIG. 3 d), mortgage company 30 (See FIG. 3 b), and settlement company 35 (See FIG. 3 c) request bids for and order and track services 235 from service providers 25, such as home inspections, advertising, insurance, settlement services, or utilities changes, send and receive information with the ‘multiple listing service’ (MLS) 85 (or the home builder's subdivision inventory database) 90, create listing agreements 220, a Sale Contract and other sale documents 440, 255 (See FIG. 15), assist the home buyer to search for a loan 265, be prequalified, preapproved, 270 apply for and be approved for a loan, and secure documents 275, from a mortgage lender 30 (See FIG. 3 b). Information entered, documents created, or functions performed by the real estate office personnel or by the application server 45 are saved by the application server 45 into one or more databases 50, 75 and are made available for further functions to be performed, and appropriate documents and information made available to other people participating or steps in the transaction, for example the buyer, the seller, the mortgage lender, the settlement company and service providers, as necessary, appropriate or expedient, through an automated or manual workflow process managed by the application server 45.

Specifically, the Virtual Real Estate Office has the following functionality:

The Virtual Real Estate Office 20 (See FIG. 3 a) can receive the prospective seller(s) information 210 (See FIG. 10), and property information 210 (See FIG. 11) (in the case of the real estate agent as opposed to a builder) entered by the Seller in the Seller Virtual Desktop 10, 210 (See FIGS. 3 d, 5) or alternatively, the real estate agent user can enter and save information manually and directly into the Virtual Real Estate Office 20, 210 (See FIGS. 3 a, 10, 11) for example taking information by phone or with the customer physically present.

The sale person or agent user can choose and create various marketing documents and materials, retrieving and opening forms 440 from a forms database 50, 100 and create customer prospecting and marketing flyers, reports, or other marketing materials. The program automatically, or user manually can search and retrieve ‘comparable sale information’ from a Comparable Sale Database 80 and input into the Comprehensive Market Analysis (CMA) report and marketing plan, according to criteria chosen by user, and save and send to Seller Virtual Desktop 10.

In the case of real estate agent, user can automatically enters seller, property and listing information into the listing agreement forms 220 retrieved from the real estate document database 100 and user can send completed listing to the Seller Virtual Desktop 10 and receive back listing agreement electronically signed by seller 220 (See FIG. 3 d).

In the case of the real estate agent, property and listing information can be saved 50 internally and sent and entered into separate, internal or external, ‘Multiple Listing Service’ (MLS) database 75, 85, 450 (See FIGS. 1 a, 3 a, 4 a).

The Virtual Real Estate Office can receive information from a Digital ‘Lockbox’ System 95 which tracks agent and prospective buyer activity entering the home for viewing; the system automatically sends electronic messages activity report 231 when a house is entered for showing, and a message to the buyer or buyer agent identified asking for comments, which when received is displayed in activity report 231 with buyer and agent comments in the Virtual Real Estate Office 20 (See FIG. 3 a) and in Seller Virtual Desktop screens 10 (See FIG. 3 d).

The Virtual Real Estate Office (real estate agent or builder) 20 (See FIG. 3 a) can receive information from Buyer Virtual Desktop 15 (See FIGS. 1, 3 e, 5) entered by the Buyer in the Work Area Tab Tables 560 (See FIG. 5) about the buyer(s) personal information 240 (See FIG. 12) income, debts, assets for down payment for mortgage search, prequalification, preapproval and loan application 240 (See FIGS. 16, 27) and criteria for home purchase such as, for example location, home style, number of bedrooms, number of baths, and price range desired 240 (See FIG. 13); or alternatively, real estate agent user can enter information directly into Virtual Real Estate Office 20, 240 (See FIGS. 3 a, 4, 12, 16, 13, 27) manually, for example taking information by phone or with buyer physically present.

The real estate agent (or builder) from the Virtual Real Estate Office 20, 240 (See FIGS. 3 a, 4), or the Buyer from the Property tab in the Buyer Virtual Desktop 15, 240 (See FIGS. 5, 3 e) can enter home criteria 240 and search (See FIG. 13) home database, either internal or external 50, 75, for example from the MLS for the real estate agent 85 or the Builder Home Inventory Database 90 with the criteria for home purchase 1330 (See FIG. 13) and retrieve home information including pictures, video and maps matching buyer's purchase criteria as to, for example price, style, number of bedrooms, number of baths, location, etc. 1350 (See FIG. 13) and buyer can select one or more homes for more detailed information including, for example, maps, pictures, video and audio (See FIG. 11), viewing, and eventually selecting one on which to submit a contract offer 440, 255 (See FIG. 15). Searches and search results can be saved 50 for use later by the Virtual Real Estate Office or by the Buyer Virtual Desktop.

User can select the appropriate forms 440 (See FIGS. 4, 4 a) from the Real Estate Document Database 100 to create sale contract documents 440, 255 (See FIG. 15) and any addenda. The application server 45 automatically enters all appropriate seller, buyer, property and listing information stored in the system databases 50 into sale contract forms 100 or user can manually add or change information as desired or necessary.

The sale contract documents 440, 255 (See FIG. 15) can be sent to the Buyer Virtual Desktop 15, 255 (See FIGS. 5, 3 e) for buyer review and manual or electronic signature and which can be received back from buyer and saved. Sale contract documents 440, 255 (See FIG. 15) offer can then be sent to Seller Virtual Desktop 10, 255 (See FIG. 3 d) (or seller's agent's Virtual Real Estate Office) and receive back accepted contract, or counteroffer from seller or seller's agent; or it can be printed or faxed to seller or seller's agent. If a counter offer is made by the seller 255 (See FIG. 3 d), the process is repeatable by parties sending the contract of sale back and forth until a final agreement is reached; or alternatively the parties may access the sale contract documents 440, 255 (See FIG. 15) simultaneously using application sharing and negotiate the terms and conditions on a real-time basis.

At some point in the contract process, application server 45 can receive from the Buyer Virtual Desktop an electronic payment of the contract of sale deposit 417 from an account designated by the buyer 419 and send to an account previously designated by the real estate office in the Virtual Real Estate Office 285, 280.

Real estate agent or builder, with buyer present or on the phone, can fill in mortgage loan information and criteria including, for example the buyer(s), income, debts, assets for down payment, and home purchase criteria or contract of sale information 1630, 240 (See FIGS. 3 a, 16) and send 265 directly to one or more lenders' Virtual Mortgage Offices 30, 265 (See FIG. 3 b) for manual quotes and underwriting, or to a centralized mortgage product and pricing database 75, 105 and automated underwriting system 110 for mortgage loan quotes, and computer program 45 sends mortgage loan quotes results 265, 1660 (See FIGS. 16, 25 a) back to Virtual Real Estate Office 20, 265 and Buyer Virtual Desktop 15, 265 as well as to respective lenders' Virtual Mortgage Office 30, 265 (See FIGS. 3 b, 25-25 a). The users may elect to skip this step and it may be combined with the loan application steps, below to streamline the process.

Buyer can receive and review mortgage loan quotes 1660 on the Virtual Real Estate Office 20, 265 (See FIG. 3 a) with the real estate agent, if physically present, or on the Buyer Virtual Desktop 15, 265 (See FIG. 3 e) select a particular loan quote 1660 (See FIG. 16), and send a request for prequalification or preapproval to a lender 30, 270 (See FIG. 3 b).

Virtual Real Estate Office 20 (See FIG. 3 a) can receive and buyer if physically present accept a loan prequalification or preapproval letter 270 (See FIG. 17) for a particular loan, together with mortgage loan documents including, for example Good Faith Estimate, Truth in Lending, and other disclosures together with any conditions sent from lender 30, 270 (See FIG. 3 b) and lender can receive buyer's acceptance of loan prequalification or preapproval letter or agreement (See FIG. 17) in Virtual Mortgage Office 30, 270 (See FIGS. 3 b, 26, 26 a).

The Virtual Real Estate Office 20 and the Buyer Virtual Desktop 15 can display buyer loan prequalification/preapproval summary information 270 (See FIG. 26 a) in the Work Area Tab Tables.

The Virtual Real Estate Office 20 (See FIG. 3 a) can display one or more loan application screens, such as, for example, Residential Loan Application Form 1003 (See FIG. 27) containing all appropriate buyer, property, sale and loan information already entered 275 (See FIG. 3 a) and information can be entered or changed manually, signed with the buyer present, and sent to the Virtual Mortgage Office 275 (See FIGS. 3 b, 27). Alternatively, the buyer 15, lender 30, and real estate office 20 can access the loan application simultaneously using application sharing and jointly enter or change information on a real-time basis.

The Virtual Real Estate Office 20 can display buyer loan application summary information 275 (See FIGS. 3 a, FIG. 28 a).

The Virtual Real Estate Office 20 and the Buyer Virtual Desktop 15 receive final loan approval, including summary information 275 (See FIGS. 3 a, 28 a), and all loan documents 810 (See FIG. 8) including, for example loan commitment, disclosures sent from mortgage lender's Virtual Mortgage Office 30 (See FIGS. 3 b, 28, 28 a) and receive verification of buyer accepting loan commitment 275.

The Virtual Real Estate Office can display approved loan summary information 275 (See FIGS. 3 a, 28 a).

Real estate agent or builder 20 can enter service providers information into system database to create list of providers for performing services from time-to-time, order services either manually or automatically 235 (See FIGS. 3 a, 19-23) and track services 235, 920 (See FIGS. 3 a, 7, 9) from third-party service providers 25 such as, for example, home inspections, signs, advertising, settlement services (See FIG. 30), or utilities changes; all appropriate information already in system is automatically entered into appropriate fields; user can request and receive quotes (bidding) from one or more different service providers (See FIGS. 20, 21) select a quote and order a service, receive a confirmation from service provider 2220 (See FIGS. 22, 23) track services ordered 920 (See FIGS. 7, 9) and service providers can prepare electronic reports and documents 2020, 2120 (See FIGS. 20, 21) and real estate agent can receive completed service provider reports 235 (See FIG. 3 a). All information entered into electronic service provider reports 2020, 2120 is automatically entered 45 into system databases 50, 75 to be used later as necessary in the process.

Service providers can send electronic invoice for charges 2240 (FIG. 22) and the real estate office can send electronic payments (ACH) 285 to third-party service providers for any services.

Virtual Real Estate Office 20 can receive settlement statement (HUD-1) 372 and appropriate title and legal documents 368 sent from Virtual Settlement Office 35 (See FIG. 3 c) for review prior to settlement and user can respond with questions, comments or changes back to Virtual Settlement Office 35.

Virtual Real Estate Office 20 can receive final signed settlement statement (HUD-1) 372 and appropriate title and legal documents 368 sent from Virtual Settlement Office 35.

Virtual Real Estate Office 20 can receive commission payments 285, 378 electronically from Virtual Settlement Office 35 escrow account 376 (See FIG. 3 c).

The computer program has a complete real estate office accounting system 55, 280 (See FIG. 3 a) accessible from Transaction Navigator ‘Office Management’ 430, 910 (See FIGS. 4, 9) viewable in the Work Area Tab Tables 450, 460, which allows user to perform complete accounting functions integrated with each sale transaction including for example, contract of sale deposit escrow, commission accounting, receipts, disbursements, reconciliation, statements and reports.

Virtual Real Estate Office accounting system allows electronic (ACH) receipts 285, such as electronic receipt of the contract of sale deposit from the buyer 417 or receipt of broker sale commissions from settlement 376, 378 (See FIG. 3 c), and electronic disbursements such as paying service provider charges such as, for example advertising and signage fees 285 (See FIG. 3 a).

The Virtual Real Estate Office saves, either automatically or manually, all appropriate information 45, 50 and documentation including, for example e-mails, faxes, phone messages, and any transaction documents created in the process which can be displayed in an electronic ‘File Drawer’ (See FIG. 8) for a complete record of each transaction.

The Virtual Real Estate Office Transaction Navigator 430, 910 (See FIGS. 4, 9) automatically tracks stage of each seller, buyer, or sale for example ‘Prospect,’ ‘Listings,’ ‘Contracts,’ ‘Sold’ as activities are completed.

The Virtual Real Estate Office, Transaction View 435, 920 (See FIGS. 4, 9) automatically displays summary information and organizes, tracks, and summarizes status of activities for all transactions, for example ‘signs’, ‘inspections,’ etc. and displays their status for example; ‘ordered,’ ‘past due,’ ‘completed,’ ‘approved,’ etc.

Virtual Real Estate Office automatically displays appropriate information about transaction schedules, events, meetings, and status of activities in an electronic calendar 420 (See FIGS. 4, 7) or screens as necessary, appropriate or expedient, for their tasks or functions.

Virtual Real Estate Office allows users to perform management reporting functions 430 including, for example creating summary, production, activity, analytical reports, consolidated sale transaction information for multiple sale persons or offices, production comparison reports etc. by assembling and consolidating 45 data 50 in various formats and displaying in various screens 20 for review and use by management personnel.

Seller Virtual Desktop

The Seller (Customer) Virtual Desktop 10 (See FIGS. 3 d, 5) allows the seller to enter, receive, and send information to, and share documents with others in the sale process. The Seller Desktop contains the Collaboration Navigator 510 and Collaboration View 520 including: Address Book, Unified Messaging, Instant Messaging, and Group Calendar which displays meetings, activities and events for the transaction, and the Work Area Tab Tables 550 (See FIG. 5) to input and review information, and perform tasks. Seller can select a ‘tab table’ in the Work Area by clicking on it 560, enter or view detailed information 210 in that particular table such as ‘Seller Information’ (See FIG. 10), ‘Property Information’ (See FIG. 11), ‘Sale Information’ (See FIG. 14), or order services (See FIG. 19), or view appropriate documents such as, for example, marketing, listing, sale contract, or settlement documents, etc. in the ‘File Drawer’ (See FIG. 8). Information entered, documents created, or functions performed by the seller, or by the application server 45, are saved by the application server 45 into one or more databases 50, 75 and are made available for further functions to be performed, and appropriate documents and information made available via a network 40 to other people participating or steps in the transaction, for example the buyer, the real estate office personnel, the mortgage lender, the settlement company and service providers, as necessary, appropriate or expedient, through an automated or manual workflow process managed by the application server 45.

Specifically, the Seller (Customer) Virtual Desktop has the following functionality:

Seller can enter seller(s) personal information (See FIG. 10) and property information 210 (See FIG. 11) and save in system 45, 50, 75; information is sent by the application server 45 to the Virtual Real Estate Office 20, and made available to others via a network 40, for example, to the Virtual Mortgage Office 30, Service Providers 25, and Virtual Settlement Office 35 as necessary and appropriate.

Seller Virtual Desktop 10 can receive and seller can review marketing materials, information and documents including, for example, letters, brochures, flyers, and a comprehensive market analysis (CMA) report sent from Virtual Real Estate Office 20 (See FIGS. 1, 3 a).

Seller can receive listing agreement and documents 220 (See FIG. 3 d) sent by Virtual Real Estate Office 20, review and accept by electronic signature, save, and send back to Virtual Real Estate Office, or print, sign and deliver physically.

Seller Virtual Desktop can receive information on agent and prospective buyer activity entering house for viewing 95 which is displayed in activity report 231 sent from Virtual Real Estate Office 231 with buyer and agent comments.

Seller Virtual Desktop 10 (See FIG. 3 d) can receive sale contract documents 440, 255 (See FIG. 15) sent from Virtual Real Estate Office 20; seller can accept by electronic signature, save and send back to Virtual Real Estate Office 255, or print and manually accept and deliver, or make counter offer by making changes to sale contract documents, save and send back to Virtual Real Estate Office 255 (FIG. 3 a), or print and manually accept and deliver counter offer; if a counter offer is made by the seller, the process is repeatable by parties negotiating the terms and conditions back and forth until final agreement; or the parties may access the sale contract documents simultaneously using application sharing and negotiate the terms and conditions on a real-time basis, and save.

The seller can order 385 (See FIG. 19) and track services (See FIG. 7) from third-party service providers 25 such as, for example home inspections, home repairs, utilities changes, moving services, etc.; all appropriate information already in system is automatically entered into appropriate fields; user can request and receive quotes (bidding) from one or more different service providers (See FIGS. 19, 20, 21), select a quote and order a service, receive a confirmation from a service provider 2220 (See FIGS. 22, 23), track services ordered, for example, in a calendar (See FIG. 7) and receive completed service provider reports prepared by service provider 2120 (See FIG. 21). All information entered by seller, or service providers into any electronic ‘service provider reports’ is automatically entered 45 into system databases 50 to be used later as necessary or appropriate in the process.

Service provider can send electronic invoice for charges 2240 and the seller can send electronic payments (ACH) 391 to third-party service providers for any services.

The seller can receive settlement statement sent (HUD-1) 372 and appropriate legal and title documents 368 from Virtual Settlement Office 35 (See FIG. 3 c) for review prior to settlement and respond with questions, comments or changes back to Virtual Settlement Office 35 (See FIG. 3 c).

The seller can electronically sign settlement statement (HUD-1) 372 and appropriate legal and title documents 368 and send to settlement company 35 (See FIG. 3 c) to conduct electronic online settlement.

Seller can receive final, signed settlement statement (HUD-1) 372 and appropriate title and legal documents 368 sent from Virtual Settlement Office 35 (See FIG. 3 c) including electronic confirmation of settlement and all final, signed post closing and post recording documents including for example, electronic certifications or verifications as necessary, appropriate or expedient.

The seller can electronically receive sale proceeds 391 from Virtual Settlement Office 35, 378 (See FIG. 3 c) deposited directly into an account designated by seller 393 in the Seller Virtual Desktop.

Seller Virtual Desktop 10 (See FIG. 3 d) can save 45, 50, either automatically or manually, all appropriate documentation, including for example e-mails 65, faxes, phone messages 60, sale contract, mortgage loan and title, legal and settlement documents for a complete record of the transaction, and view in an electronic File Drawer (See FIG. 8).

Seller Virtual Desktop automatically displays appropriate information about transaction schedules, events, meetings, and status of activities, for example, in an electronic calendar (See FIG. 7) or screen as necessary, appropriate or expedient for their tasks or functions.

Buyer Virtual Desktop

The Buyer (Borrower 16, (See FIGS. 1 b, 1 c, 2 a) for refinancing) Virtual Desktop 15 (See FIG. 3 e) allows the buyer to enter, receive, and send information to, and share documents with, others in the sale process (See FIGS. 1, 2, 3 a-e). The Buyer Desktop (See FIG. 5) contains the Collaboration Navigator 510 and Collaboration View 520 including: Address Book, Unified Messaging Group, Instant Messaging & Application Sharing, and Group Calendar and the Work Area 550 and Tab Tables 560 to input and review information, and perform functions. Buyer can select a ‘tab table’ 560 in the Work Area by clicking on it, enter or view detailed information in that particular table such as ‘Buyer Information’ and buyer employment and financial information, (See FIG. 12), ‘Sale Information’ (See FIG. 14), (′Property Information′ (See FIG. 11) and existing mortgage financing for a refinancing 16) order services, or view documents such as the sale contract documents, mortgage documents or legal and title documents and settlement documents, etc. in the File Drawer (See FIG. 8). Information entered, documents created, or functions performed by the buyer, or by the application server 45, are saved by the application server 45 into one or more databases 50, 75 and are made available for further functions to be performed, and appropriate documents and information made available to other people participating or steps in the transaction (See FIGS. 1, 2), for example, the seller, the real estate office personnel, the mortgage lender, the settlement company and service providers, as necessary, appropriate or expedient, through an automated or manual workflow process managed by the application server 45.

Specifically, the Buyer Virtual Desktop 15 (See FIG. 3 e) has the following functionality:

The buyer can enter personal information 240 (See FIGS. 3 e, 12).

The buyer can enter criteria such as, for example, price, style, number of bedrooms, number of baths, location, for home purchase 240, 1330 (See FIG. 3 e, 13), search 245 home database (MLS Database or the Home Builder Inventory Database) 75, 85, 90, and retrieve home information 245, 1350 (See FIGS. 11, 13) including pictures, video and maps matching buyer's purchase criteria, and buyer can select one or more for viewing, and eventually one on which to submit a sale contract offer. Searches and search results can be saved 50 for use later.

In the case of a refinancing, borrower 16 (See FIGS. 1 b, 1 c, 2 a) can also enter property information (See FIG. 11) and existing mortgage information to be paid off with new financing.

The buyer can prepare sale contract documents in Buyer Virtual Desktop 255, if for example buyer is a ‘self-help’ buyer, or receive sale contract documents 255 from Virtual Real Estate Office 20, 255 (See FIG. 3 a), if there is a real estate sales agent, review and sign by electronic signature and send back to Virtual Real Estate Office (See FIG. 3 a), or print, sign and deliver physically; buyer can receive back sale contract documents from either Virtual Seller Desktop 10 (See FIG. 3 d) in the case of a ‘for sale by owner,’ or the Virtual Real Estate Office 20, 255 signed by seller; if a counter offer is made by the seller, the process is repeatable by parties negotiating the terms and conditions back and forth until a final agreement; or alternatively the parties may access the contract of sale and addenda simultaneously using application sharing and negotiate the terms and conditions on a real-time basis.

At some point in the contract process, the buyer can elect to send from the Buyer Virtual Desktop 15 (See FIG. 3 e) an electronic payment of the contract of sale deposit 417 from an account designated 419 by the buyer to an escrow account previously designated in the Virtual Real Estate Office 285, 280 (See FIG. 3 a).

The buyer 15 (Borrower 16 (See FIGS. 1 b, 1 c, 2 a) for refinancing) can enter information, for example, about the buyer(s), income, debts, assets for down payment, 240, 1630 (See FIG. 16), and home purchase criteria 1330, 240 (See FIGS. 3 e, 13) or sale contract information (See FIG. 15) (Borrower 16 (See FIGS. 1 b, 1 c, 2 a) can enter property information (See FIG. 11) and existing mortgage financing for refinancing) and send 265 (See FIG. 3 e) to one or more lenders' Virtual Mortgage Offices 265 (See FIGS. 3 b, 25) for a manual quote made by one or more lenders, or to a centralized mortgage product and pricing database and automated underwriting system 105, 110 (See FIG. 1 a) for mortgage loan quotes and application server 45 sends loan quote results 1660 (See FIG. 16) back to Buyer Virtual Desktop 265 (See FIG. 3 e), to the Virtual Real Estate Office 265 (See FIG. 3 a), and to respective lenders' Virtual Mortgage Office 265 (See FIGS. 3 b, 25 a). The users may elect to skip this step and it may be combined with the loan application steps 275 below to streamline the process.

Buyer can review mortgage loan quotes on the Buyer Virtual Desktop 265, 1660 (See FIGS. 3 e, 16) and buyer can select a particular loan quote, and send a request 270 (See FIG. 3 e) for prequalification or preapproval back to a particular lender 270 (See FIG. 3 b).

Buyer can receive and accept a loan prequalification or preapproval letter 270 (See FIGS. 17, 3 e) for a particular loan, together with other documents such as, for example, mortgage loan disclosures including Good Faith Estimate, Truth in Lending, and other disclosures, from lender 270 (See FIG. 3 b); and lender receives back buyer's acceptance of loan prequalification or preapproval letter (See FIG. 17) in Virtual Mortgage Office 270 (See FIGS. 3 b, 26, 26 a), and acknowledgement of receipt of any disclosure documents as necessary.

Buyer Virtual Desktop and Virtual Mortgage Office can display buyer loan prequalification/preapproval summary information 270 (See FIGS. 3 e, 26-26 a).

Buyer Virtual Desktop can display one or more loan application screens, for example, Uniform Residential Loan Application Form 1003 or equivalent 275 (See FIGS. 3 e, 27) containing all appropriate buyer, property, sale and loan information already entered into system 50, 75; or appropriate information can be entered or changed manually by buyer and electronically sign and send to mortgage lender 275 (See FIG. 3 b), or by printing and physically signing and delivering or sending by facsimile to the mortgage lender; or the buyer, lender and real estate office may access the loan application simultaneously using application sharing and jointly enter or change information on a real-time basis.

Buyer Virtual Desktop 15, 275 (See FIG. 3 e) can receive any verification forms including, for example, Verification of Employment, Verification of Deposit, Verification of Loan, or information required as a condition of loan sent by lender from Virtual Mortgage Office, enter and verify information, and send back to lender Virtual Mortgage Office 30, 275 (See FIG. 3 b).

The buyer can send electronic payment 417 for, for example, any application, credit report or appraisal fees, etc. to lender 365 (See FIG. 3 b) from Buyer Virtual Desktop 15 (See FIG. 3 e).

Buyer Virtual Desktop can display loan application summary information 275 (See FIGS. 3 e, 28 a).

Buyer Virtual Desktop 15 can receive final loan approval, including summary information 275 (See FIG. 3 e, 28 a) and loan documents, including, for example loan commitment, disclosures and all appropriate loan documents sent from mortgage lender's Virtual Mortgage Office 30, 275 (See FIG. 3 b). Buyer Virtual Desktop can display approved loan summary information (See FIG. 28 a).

The buyer can order 421 (See FIGS. 3 e, 19) and track services (See FIG. 7) from third-party service providers 25 (See FIGS. 6, 19, 22, 23) such as, for example, home inspections, home repairs, utilities changes, moving & storage services, etc.; all appropriate information already in system is automatically entered into appropriate fields; user can request and receive quotes (bidding) 421, 2030 (See FIG. 20) from one or more different service providers 25, 2130 (See FIG. 21) select a quote 2030 and order a service, receive a confirmation 2340 (See FIG. 23) from service provider 2220 (See FIG. 22), track services ordered in a calendar (See FIG. 7), and receive completed service provider reports 2120, 2210. All information entered by service provider, including, for example, into electronic service provider reports is automatically 45 entered into system databases 50, 75 to be used later as necessary in the process.

Service provider can send electronic invoice 417, 2240 (See FIG. 22) for charges and the buyer can send electronic payments 417 to third-party service providers for any services received.

The buyer 15 can receive the settlement statement (HUD-1) 372 and appropriate title and legal documents 368 sent from Virtual Settlement Office 35 (See FIG. 3 c) by settlement company for review prior to settlement and respond with questions, comments or changes back to Virtual Settlement Office.

The buyer can electronically sign settlement statement (HUD-1) 372 and appropriate legal and title documents 368 and send to settlement company 35 (See FIG. 3 c) to conduct electronic online settlement.

The buyer can send funds required on settlement statement electronically 417 from a separate account 419 designated by buyer in the Buyer Virtual Desktop to settlement company Virtual Settlement Office 35, 378, 376 (See FIG. 3 c).

Buyer can receive final, signed settlement statement (HUD-1) 372 and appropriate title and legal documents 368 sent from Virtual Settlement Office 35 (See FIG. 3 c) including electronic confirmation of settlement and all final, signed post closing and post recording documents including for example, electronic certifications or verifications as necessary, appropriate or expedient.

Buyer Virtual Desktop 15 can save 45, 50, either automatically or manually, all appropriate documentation, including for example e-mails 65, faxes, phone messages 60, sale contract, mortgage loan and title, legal and settlement documents for a complete record of the transaction, and view in an electronic File Drawer (See FIG. 8).

Buyer Virtual Desktop automatically displays appropriate information about transaction schedules, events, meetings, and status of activities in an electronic calendar 520, (See FIG. 7) or screen as necessary, appropriate or expedient, for their tasks or functions.

Service Provider Virtual Desktop and Virtual Office

The Service Provider Virtual Desktop 25 (See FIG. 6) or the Service Provider Virtual Office 25 (See FIG. 4) allows service providers such as, for example, a home inspection company, appraiser, pest inspection company, mortgage insurance company, title abstractor, or surveyor to receive a request for a bid (See FIG. 21), a quote, or a service (See FIG. 22), respond accordingly, by providing a bid or quote 2130 (See FIG. 21), or confirming an order 680, 2220 (See FIG. 22) sent to the user requesting the service 235, 335, 366, 385, 421. The computer program will allow a service provider to access electronic forms 670, 2120, 2210 (See FIG. 6) from a database of forms 111 appropriate to their functions, enter information and create service reports such as, for example, a pest inspection report, a mortgage insurance commitment, appraisal report or title search report (abstract of title), which can then be sent manually or automatically upon completion to the user requesting the service 235, 335, 366, 385, 421. Information entered, documents created, or functions performed by a service provider or by the application server 45, are saved by the application server 45 into one or more databases 50, 75 and are made available for further functions to be performed, and appropriate documents and information made available to other people participating or steps in the transaction, for example the seller 10, the buyer 15, the real estate office personnel 20, the mortgage lender 30, the settlement company 35 and other service providers 25, as necessary, appropriate or expedient, through an automated or manual workflow process managed by the application server 45.

Requests for services can be done manually by users, or programmed to automatically occur when users perform certain tasks.

The Service Provider Virtual Desktop 25 (See FIG. 6) contains the Collaboration Navigator 610 and Collaboration View 620 for communication with others in the transaction, and the Calendar (See FIG. 7) which displays information about appointments, or deadlines pertaining to the service provided.

The Service Provider Virtual Desktop also includes Work Area 650 (See FIG. 6) and Tab Tables 660 (See FIGS. 21, 22). A service provider can select a ‘tab table’ in the Work Area 660 (See FIGS. 21, 22), view information in that particular table such as ‘Order Information’ (See FIGS. 21-22) which contains order and service information, or buyer (See FIG. 12), seller (See FIG. 10), property (See FIG. 11) and transaction information, and other Tab Tables to enter information and perform functions necessary to respond to an order for the service requested, and send to the particular requesting user. The service provider can designate a financial account and can send electronic invoice for charges 2240, and the party requesting service can send electronic payments 285, 365, 378, 391, 417 for any services performed.

Alternatively, the Service Provider can also use a Service Provider Virtual Office configuration (See FIG. 4) containing the Transaction Navigator 430 and Transactions View 435, if, for example, the Service Provider is a frequent user of the system and wishes to have these features to keep track of more than one order. In some embodiments, all the other features and functions of the Service Provider Virtual Desktop described herein are available and can be performed from the Service Provider Virtual Office, and visa versa, In addition, a service provider can request services from additional third-party service providers, such as, for example a home improvement contractor requesting services from a landscaper.

Specifically, the Service Provider Virtual Desktop (See FIG. 6) or Service Provider Virtual Office (See FIG. 4) has the following functionality: the service provider 25 can receive a request for a bid, request for a quote (See FIG. 21) or request for service (See FIG. 22) and respond by providing a bid 2130, a quote or confirm an order 680, 2220, 2340 (See FIG. 22); the service provider can receive all information 460, 660 stored in or available from the system 45, 50, 75 as necessary, appropriate or expedient, for their tasks or functions; the service provider can access electronic forms 111, 440, 670, 2120, 2210 (See FIG. 6) appropriate to their functions such as, for example a pest inspection report, title abstracting report, appraisal report 2120, 2210, enter information and create service reports, electronically sign if appropriate; the service provider can create billing or invoice information 2240 for the service provided, the service provider can send service reports or confirmation of completed service and billing information, if any, to user requesting such service (See FIGS. 1, 1 b); the computer process can save all service information 45, 50, 75 to be used in the process as necessary, appropriate or expedient; the service provider can receive payment for any charges for services electronically from separate account designated by user requesting service 285, 365, 378, 391, 417 to a separate account designated by a service provider; the service provider can save 45, 50, either automatically or manually, all appropriate documentation, including for example e-mails 65, faxes, phone messages 60, sale contract, mortgage loan and title, legal and settlement documents for a complete record of each transaction, and view in an electronic File Drawer (See FIG. 8); can automatically display appropriate information about transaction schedules, events, meetings, and status of activities is automatically displayed in an electronic calendar (See FIG. 7) or screen as necessary, appropriate or expedient, for their tasks or functions.

Virtual Mortgage Office

The Virtual Mortgage Office 30 (See FIG. 3 b) will allow one or more persons including, for example the mortgage loan officer, loan processor, loan underwriter and loan closer to perform all tasks and activities associated with completion of the loan origination process from one comprehensive computer program; receive, communicate and exchange information with buyer 15 (See FIG. 3 e), real estate agent or builder 20 (See FIG. 3 a), receive requests for and send loan quotes 265, pre-qualify or pre-approve borrower 270 receive and enter loan application information 275 order and track verifications 340, order and track services such as, for example, appraisals, mortgage insurance, and credit reports 335, underwrite, process and approve the loan 300, either manually or using automated loan underwriting 110, and create 120, send and save loan documents 275, 50 including disclosures. Information entered, documents created, or functions performed by the mortgage office personnel, or by the application server 45, are saved by the application server 45 into one or more databases 50, 75 and are made available for further functions to be performed, and appropriate documents and information made available to other people participating or steps in the transaction, for example the buyer 15, the seller 10, the real estate office personnel 20, the settlement company 35 and service providers 25, as necessary, appropriate or expedient, through an automated or manual workflow process managed by the application server 45.

Specifically, the Virtual Mortgage Office has the following functionality:

The Virtual Mortgage Office 30 (See FIG. 3 b) receives through the application server(s) 45 preliminary information 265 (See FIG. 25) including, for example, the type of transaction, buyer(s) employment, and financial information, income, debts, assets for down payment 1630 (See FIGS. 12, 16), home purchase criteria 1330 (See FIG. 13), sale contract information 255 (See FIGS. 14, 15), property information (See FIG. 11), type of loan product of interest entered into the Virtual Real Estate Office 265 (See FIG. 3 a) by the real estate agent, or into the Buyer Virtual Desktop 265, 1630 (See FIGS. 3 e, 16) by the buyer for loan quotes (See FIG. 25); or user can enter manually into screens, for example taking information on phone call or with borrower physically present. The users may elect to skip this step and it may be combined with the loan application steps, below, to streamline the process.

Mortgage personnel can manually enter and display qualifying loan products and pricing information 265 (See FIG. 25 a) meeting buyer/borrower and transaction criteria, or alternatively information is sent by application server 45 to ancillary product and pricing database 105 and ‘automated underwriting’ (AU) programs 110 retrieving and displaying qualifying loan products and pricing information, loan quotes meeting buyer/borrower criteria and transaction (See FIG. 25 a). The users may elect to skip this step and it may be combined with the loan application steps, below, to streamline the process.

Loan quotes meeting criteria are sent back manually or by application server 45 and displayed (See FIG. 16) in Virtual Mortgage Office 30, 265 (See FIGS. 3 b, 25 a), the Buyer Virtual Desktop 15, 265 (See FIGS. 3 e, 16) and Virtual Real Estate Office 20, 265 (FIGS. 3 a, 16) from which buyer can select a quote 1660 and send a prequalification or preapproval request to the lender 270.

The Virtual Mortgage Office 30 receives from the application server 45 the prequalification or pre-approval request 270 (See FIG. 3 b) sent from Buyer Virtual Desktop 15, 270 (See FIG. 3 e) or Virtual Real Estate Office 20, 270, 1660 (See FIGS. 3 a, 16).

Personnel 30 can manually or the application server 45 can automatically create, save and send loan prequalification or preapproval letter (See FIG. 17) to Buyer Virtual Desktop 15, 270 and Virtual Real Estate Office 20, 270 including, for example, any Good Faith Estimate, Truth in Lending, and other disclosures, and summary loan information is displayed (See FIG. 18) in the Virtual Mortgage Office (See FIG. 3 b), Buyer Virtual Desktop (See FIG. 3 e), and Virtual Real Estate Office (See FIG. 3 a).

Virtual Mortgage Office 30 (See FIG. 3 b) receives buyer/borrower's electronically signed acceptance of loan prequalification or preapproval letter or agreement and any other documents necessary 270 from buyer/borrower either from the Buyer Virtual Desktop 15 or Virtual Real Estate Office 20.

Virtual Mortgage Office 30 can display prequalification or preapproval summary information (See FIGS. 26, 26 a).

Virtual Mortgage Office 30 (See FIG. 3 b) can display one or more loan application screens 275 (See FIG. 27) for example a Uniform Residential Loan Application Form 1003 or equivalent containing all appropriate buyer, property, sale and loan information already entered into system, or user can enter and save information manually, for example taking information on phone call or with buyer present; or buyer and real estate agent may access loan application screens and enter or change information directly from the Buyer Virtual Desktop 15, 275, (See FIGS. 3 e, 27) and Virtual Real Estate Office 275 (See FIGS. 3 a, 27) or, the buyer, lender and real estate office may access the loan application simultaneously using application sharing and jointly enter or change information on a real-time basis.

Virtual Mortgage Office can send 340 any request for verification forms 120 required as a condition of loan to Buyer Virtual Desktop 15, 275 and receive back information or documents completed and electronically signed by buyer/borrower.

Virtual Mortgage Office 30 can send requests for verification 340 including, for example, Verification of Employment, Verification of Deposit, Verification of Loan, etc. to appropriate third-parties electronically, for example, by sending e-mail with directions to a URL to confirm information which third-parties, such as banks, lenders, creditors can access to review, change, add or verify information, electronically sign and return, and Virtual Mortgage Office 30 can receive back electronically signed verification responses 340 (See FIG. 3 b).

Virtual Mortgage Office 30 can receive electronic payment of any mortgage, credit report or appraisal fees 365 from buyer/borrower from Buyer Virtual Desktop 15, 417 (See FIG. 3 e).

Virtual Mortgage Office 30, Buyer Virtual Desktop 15, and Virtual Real Estate Office 20 can display loan application summary information (See FIG. 28 a).

Virtual Mortgage Office 30 can order 335, (See FIG. 19) and track 2420 (See FIGS. 24, 7) services from third-party service providers 25, either manually or automatically such as, for example, appraisal, mortgage insurance, tax and flood certifications, credit information and scores, or settlement services, or receive information from ancillary databases 112, 114, 115, 125, 130, 135, 140 (See FIG. 1 a) either directly 75 or through an automated underwriting system 110; all appropriate information already in system is automatically entered into appropriate fields in request forms; or user can request and receive quotes (bidding) from one or more different service providers 25 (See FIGS. 20, 21), select a quote 2030 and order a service, receive a confirmation from service provider 2340 (See FIGS. 23), track services ordered 2420 (See FIGS. 7, 24), and receive completed service provider reports and documents 335, 2210, 2120. All information entered into electronic Service Provider Desktop or Virtual Office 25, (See FIGS. 21, 22), or reports 2120, 2210 or from ancillary databases or systems 75, 112, 114, 115, 125, 130, 135 (See FIG. 1 a) is automatically entered by application server 45 into system databases 50 to be used later as necessary in the process for the particular loan.

Service provider 25 can send electronic invoice 2240 for charges and the lender can receive and send electronic payments 365 to third-party service providers for any service charges.

The mortgage lender can manually underwrite the loan 275, 300 (See FIGS. 3 b, 28), or application server 45 can send final loan application information including, for example type of transaction, buyer/borrower, sale, property, and type loan-product, and any credit, appraisal, mortgage insurance, etc. information to an automated underwriting program 110 (See FIGS. 1 a, 3 b), including credit reporting systems 112, automated appraisal 114 and automated mortgage insurance underwriting and approval 115, and receive back final underwriting approval (See FIGS. 28, 28 a) with any conditions (or rejection).

The program sends loan information package including, for example, transmittal, appraisal, loan application, credit report to third-party mortgage investor 345, including for example Freddie Mac or Fannie Mae for investor purchase commitment with conditions if loan is to be sold to investor or marketed on the secondary market.

Final underwriting review and approval of loan can be done manually 300 or automatically 110 (See FIGS. 28, 28 a) and can be approved or rejected with conditions.

Final underwriting results and approval (or rejection) including conditions are presented to lender in Virtual Mortgage Office 30, 275 (See FIGS. 3 b, 28, 28 a).

Computer program displays summary loan information in the Buyer Virtual Desktop 15, 275 (See FIGS. 3 e, 28 a) and Virtual Real Estate Office 20, 275 (See FIGS. 3 a, 28 a) and the Virtual Mortgage Office 30, 275 (See FIGS. 3 d, 28, 28 a).

Computer program 45 sends approved loan information to mortgage document database 120 (See FIGS. 1 a, 3 b) and prepares and sends, for example, loan commitment, instructions and loan documents including any necessary ‘disclosures’ to the ‘Virtual Mortgage Office’ for review, additions or corrections 275, if any, and saves for display (See FIG. 8) in File Drawer.

Appropriate loan documents including, for example commitment, Good Faith Estimate, Truth in Lending, and other disclosures loan terms and conditions to are sent 275 either manually or automatically by application server 45 to all appropriate parties, including, Buyer Virtual Desktop 15 and ‘Virtual Real Estate Office’ 20 for review and acceptance by buyer/borrower 275 (See FIG. 3 e).

Virtual Mortgage Office 30 receives back any loan documents 275, including for example, any Good Faith Estimate, Truth in Lending, and other disclosures accepted and electronically signed by buyer from Buyer Virtual Desktop 15, 275 or Virtual Real Estate Office 20, 275.

Virtual Mortgage Office 30 can prepare appropriate loan documents 120 including, for example commitment, disclosures, note, deed of trust or mortgage, loan terms and conditions, settlement instructions, including electronic signatures, are sent 275 either manually, or automatically by application server 45 to Virtual Settlement Office 371 (See FIG. 3 c) for settlement.

Virtual Mortgage Office 30 (See FIG. 3 b) can receive, for example, settlement statement (HUD-1) and appropriate title, legal and settlement documents sent from Virtual Settlement Office 368, 372 for review prior to settlement, and respond with questions, comments, approvals, electronic signatures, or changes back to Virtual Settlement Office 35 (See FIG. 3 c).

Lender can send electronic payment of mortgage funds 365 to the Virtual Settlement Office 378, 376 for disbursement according to settlement instructions.

The lender personnel 30 can electronically sign settlement statement (HUD-1) 372 and appropriate legal and title documents 368 and send to settlement company 35 to conduct electronic online settlement.

Virtual Mortgage Office (See FIG. 3 b) can receive final, signed settlement statement (HUD-1) 372 and appropriate title and legal documents 368 sent from Virtual Settlement Office 35, (See FIG. 3 c), including electronic confirmation of settlement and all final, signed post closing and post recording documents including for example, electronic certifications or verifications as necessary, appropriate or expedient.

Lender personnel 30 (See FIG. 3 b) or application 45 can automatically enter all appropriate information about the loan 50, including a complete electronic ‘file’ of all documents into one or more mortgage loan servicing systems 122.

Virtual Mortgage Office 35 (See FIG. 3 b) can save 45, 50, either automatically or manually, all appropriate documentation, including for example e-mails 65, faxes 60, phone messages 60, sale contract, mortgage loan and title, legal and settlement documents for a complete record of each transaction, and view in an electronic File Drawer (See FIG. 8).

Virtual Mortgage Office Transaction Navigator 430, 2410 (See FIGS. 4, 24) automatically tracks stages of each transaction, for example ‘Loan Prospect,’ ‘Prequalified,’ ‘Preapproved,’ ‘Application,’ ‘Approved,’ ‘Settled,’ etc.

Virtual Mortgage Office Transaction View 435, 2420 (See FIGS. 4, 24) automatically tracks, organizes, and summarizes status of activities for all transactions, for example ‘appraisal,’ ‘credit score,’ etc. and displays the status for example ‘ordered,’ ‘past due,’ ‘received,’ ‘approved,’ etc.

Virtual Mortgage Office 30 (See FIG. 3 b) also automatically displays appropriate information about transaction schedules, events, meetings, and status of activities in an electronic calendar (See FIG. 7) or screen as necessary, appropriate or expedient for their tasks or functions.

Virtual Settlement Office

The Virtual Settlement Office 35 (See FIG. 3 c) will allow the settlement company personnel to perform all their tasks and activities associated with completion of the title and settlement process from one comprehensive computer program; receive, communicate and exchange 45 information with seller 10, buyer 15, real estate agent or builder 20, mortgage lender 30 and service providers 25 (See FIGS. 1, 2, 3 c) order and track services 366, 2920 such as surveys, title searches, and loan payoff information and create and save settlement 372, title and legal documents 368 and receive and disburse settlement proceeds 378 electronically. Information entered, documents created, or functions performed by the settlement office personnel, or by the application server 45 or from ancillary databases and systems 75, are saved by the application server 45 into one or more databases 50, 75 and are made available for further functions to be performed, and documents and information made available to other people participating or steps in the transaction (See FIGS. 1, 2), including for example the seller, the buyer, the real estate office personnel, the mortgage lender, and service providers, as necessary, appropriate or expedient, through an automated or manual workflow process managed by the application server 45.

Specifically, the Virtual Settlement Office has the following functionality:

The Virtual Settlement Office 35 (See FIG. 3 c) can automatically receive 45 settlement orders (See FIGS. 3 c, 29, 30) including information on the buyer (See FIG. 12), seller (See FIG. 10), property (See FIG. 11), sale information (See FIG. 14) including sale contract information and documents (See FIG. 15) and mortgage information and documents from the Seller Virtual Desktop, 10 Buyer Virtual Desktop, 15 Virtual Real Estate Office 20 or Virtual Mortgage Office 30 via the network 40, or user can enter information on screens manually, for example taking information by phone.

The Virtual Settlement Office user 35 (See FIG. 3 c) can confirm order electronically (See FIG. 30).

The Virtual Settlement Office 35 (See FIG. 3 c) can order 366 (See FIG. 19) and track 2920 (See FIGS. 29, 7) services from third-party service providers 25, either manually or automatically such as, for example title search (title abstract), real estate tax information, HOA documents, a loan payoff statement, and survey services, or request and receive information from ancillary databases 75, 130, 135, 140; all appropriate information already in system is automatically entered into appropriate fields; or user can request and receive quotes (bidding) from one or more different service providers 25 (See FIGS. 20, 21), select a quote 2030 and order a service, receive a confirmation from service provider 2340 (See FIG. 23), track services ordered 2920 (See FIGS. 7, 29), and receive completed electronic service provider reports 2120, 2210. All information entered into electronic service provider reports 2120, 2210 is automatically entered by application server 45 into system databases 50, 75 to be used later as necessary, appropriate or expedient in the process.

Service provider can send electronic invoice 2240 for charges and the settlement company can send electronic payments 378 to third-party service providers for any services.

Virtual Settlement Office 35 (See FIG. 3 c) can receive settlement instructions 371 and all mortgage loan documents from the lender Virtual Mortgage Office 30 as necessary, appropriate or expedient.

Virtual Settlement Office 35 can receive 378 (See FIG. 33) mortgage proceeds from the lender 30 365 (See FIG. 3 b).

Computer program application server 45 can access ancillary databases 75 for land title 140 real estate tax information 130 and transfer taxes and recording charge information 135 and automatically enter information, for example real estate tax prorations, recording and transfer charges, etc. into for example the settlement statement (HUD-1), including performing all usual calculations and prorations normally performed in preparing the settlement statement, and all settlement documents 372 (See FIG. 32), and other title and legal documents, such as, for example title report, title commitment and title policy (See FIG. 31), affidavits, deeds, recording forms, etc. 368 as necessary, appropriate or expedient or user can enter, change or add information manually.

The computer program 45 enters all appropriate information 50 on, for example, the buyer, seller, property, sale, mortgage information, title information, and information ordered and received from services providers 366 such as, for example, pay-off amounts, survey charges, title or abstract charges, automatically into, for example, all legal and title documents and other closing documents 368 and into the settlement statement (HUD-1) 372, including performing all usual calculations and prorations normally performed in preparing the settlement statement (See FIG. 32), and other settlement documents, 372 (See FIG. 32) as necessary, appropriate or expedient or user can enter, change or add information manually.

The computer program 45 causes the settlement statement (HUD-1) and other settlement documents 372 (See FIG. 32) to exchange information between an escrow accounting system 376 (See FIGS. 3 c, 33, 34) allowing user to perform complete escrow and accounting functions 376 including, for example, electronic receipts, disbursements, reconciliation, statements and reports 378 (See FIG. 34) as necessary, appropriate or expedient.

Virtual Settlement Office user 35 (See FIG. 3 c) can through the application server 45 send settlement statement (HUD-1) and settlement documents 372 and all appropriate title and legal documents such as, for example, the title insurance binder, title report, commitment or policy 368 to the Seller Virtual Desktop 10 Buyer Virtual Desktop 15 Virtual Real Estate Office 20 and Virtual Mortgage Office 30 for review and approval by respective parties prior to settlement.

Virtual Settlement Office 35 (See FIG. 3 c) can conduct on-line settlement through application server 45 with for example one or more of a buyer 15, seller 10, lender 30 or others with, for example, electronic signatures of all settlement, title and legal documents including for example using real-time application sharing as necessary, appropriate or expedient.

The computer program allows electronic receipts, such as for example receipt of mortgage funds from the lender 365 and buyer 417 proceeds 378 (See FIGS. 3 b, 33), and electronic disbursements such as, for example service provider charges, disbursing seller proceeds, real estate broker fees, real estate taxes, governmental recording and transfer charges, real estate taxes, water charges, utility charges and loan payoffs to third-party lenders 378 (See FIGS. 3 c, 33, 34).

Virtual Settlement Office 35 (See FIG. 3 c) can receive electronically any third-party documents including, for example third-party loan payoff documents, certificate of satisfaction, appropriately marked as paid and satisfied in full, including electronic signatures, and all requisite documents for releasing any third-party loan liens of record electronically.

Virtual Settlement Office 35, (See FIG. 3 c) can electronically send all documents, including for example deed, certificate of satisfaction, affidavits, governmental recording forms to, for example, appropriate public land record, court or other databases or systems for electronic recording and releasing of documents in public records 75, 140, 382 (See FIGS. 35, 3 c) as necessary, appropriate or expedient, and receive back electronic certifications or verifications of recording and releasing of documents from the appropriate governmental departments or agencies.

Virtual Settlement Office 35 (See FIG. 3 c) can send electronically confirmation of settlement and all final, signed post closing and post recording documents to appropriate parties including, for example buyer, seller, lender, or third-party payoff lenders (See FIG. 36) including for example, electronic certifications or verifications as necessary, appropriate or expedient.

Virtual Settlement Office 35 (See FIG. 3 c) can save 45, 50, either automatically or manually, all appropriate documentation, including title documents, HUD-1, e-mails 65, faxes, phone messages 60, sale contract documents 255 and loan documents 371 for a complete record of each transaction, and view in an electronic File Drawer (See FIG. 8) as necessary, appropriate or expedient.

Virtual Settlement Office 35 (See FIG. 3 c) Transaction Navigator 430, 2910 (See FIGS. 4, 29) automatically tracks stage of each transaction, for example New Order, Scheduled, Settled, etc.

Virtual Settlement Office 35 (See FIG. 3 c) Transaction View 435, 2920 (See FIGS. 4, 29) automatically tracks, organizes, and summarizes status of for example, tasks and activities for all transactions, for example Abstract, Survey, HOA Documents, etc. and displays the status for example ordered, received, approved, past due, etc.

Virtual Settlement Office 35 (See FIG. 3 c) also automatically displays appropriate information about transaction schedules, events, meetings, and status of activities in an electronic calendar (See FIG. 7) or screens as necessary, appropriate or expedient.

ALTERNATIVE EMBODIMENTS Description

Combining Preferred Embodiments with Extrinsic Technology

While the preferred embodiments, as described above, preferably includes one or more common applications 45 and databases 50, 75, other embodiments can include a system which operates in combination, and is integrated with one or more extrinsic real estate, mortgage, settlement and other programs 59 (See FIG. 1 d) whereby processing information and performing of functions may be performed by one or more of the application server 45 and one or more extrinsic real estate, mortgage, settlement and other programs 59 (See FIG. 1 d) and users may view, enter, receive, manipulate information and perform functions in one or more of the application and one or more extrinsic real estate, mortgage, settlement and other programs 59 (See FIG. 1 d) to perform the overall process described above.

Combining, Simplifying or Modifying Processes

One of the prime advantages of a comprehensive technology, such as, e.g., may be afforded by various embodiments herein, is the many possibilities that arise for simplifying, streamlining the process, and combining one or more functions. This complicated processes can be simplified, streamlined and made more user friendly by combining, eliminating one or more functions or steps, or presenting information or allowing functions to be performed in a more understandable and efficient manner.

While there are many such possibilities, one example is if a buyer is prequalified, preapproved 270 or approved 275, combining the buyer search for home function 240, 245, 1330, 1350 (See FIGS. 3 e, 13) with mortgage prequalification, preapproval 270 (See FIG. 3 e), or approved loan 275 (See FIG. 3 e) summary information, such that, for example, the system can immediately display and buyer or agent can immediately view 1360 (See FIG. 13 a) financial information including, for example, down payment, settlement costs 372 and monthly payments (PITI), including showing a Good Faith Estimate 1360 (See FIG. 13 a), and this financial information can include not only PITI but also other costs of ownership 1360 (See FIG. 13 a), such as, for example, HOA dues and utility costs obtained from service providers, utility provider systems 97 or entered by the seller for a particular property (See FIG. 11). This could also allow the user to change financing products or assumptions 240, 245, 265 (See FIGS. 3 e, 16) in real time ‘on the fly’ for a particular property.

An advantage of this embodiment would be in allowing the buyer to see a more complete picture and the ramifications of selecting a particular property and type of financing prior to signing a binding contract 255 and then finding out later there are surprises. This can be of particular importance and value when you consider that purchasing a home is the largest single financial decision for most people and families and particularly so for lower or moderate income families with limited sophistication.

Another example of combining functions would be to display and incorporate appropriate loan summary information, such as the loan amount and terms (See FIGS. 26 a, 28 a) automatically in the sale contract documents 255, 1510 (See FIG. 15) which terms require the buyer to obtain certain financing as a condition of the sale, or including actual settlement costs 372, 130, 135 and who will pay them directly in the contract of sale documents 1520 (See FIG. 15) or as an exhibit, including the total amount of cash the buyer will need and how much the seller will actually receive at settlement thus eliminating surprises and uncertainty for the parties.

Yet another modification may include in some markets some of the activities and functions of the real estate agent 20 (See FIG. 3 a) such as, for example, preparing the sale contract documents 255 (See FIG. 15) and receiving and holding the escrow deposit from the buyer 285 being performed, for example, by an attorney who will also perform the functions of the settlement company 35 (See FIG. 3 c) in closing or settling the sale that is described in the preferred embodiments as being done by the settlement company.

Another example of combining functions or streamlining the process would be to combine one or more virtual offices or desktops. For example, since the process can be so highly automated with automated loan underwriting, documents, etc. it is possible to combine the Virtual Real Estate Office 20 (See FIG. 3 a) and the Virtual Mortgage Office 30 (See FIG. 3 b) into one, and consolidate the screens, and have an office assistant perform the mortgage process for a real estate agent totally eliminating the loan officer in the process.

Yet another example of modifying the process is a ‘self-help’ system for a buyer or seller to use, for example, a ‘for sale by owner’ FSBO solution, without the help of a real estate agent or sales person in the sale process. Such a system would eliminate the Virtual Real Estate Office 20 (See FIG. 3 a) and include certain functions in the Seller and Buyer Virtual Desktops 10, 15 such as, for example, entering property information into a database 210, 85 searching the home database 245, creating and negotiating a contract 255 (See FIG. 15) directly between buyer and seller, ordering all services 385, 421 including those which the agent might order 235, etc. The buyer 15 could also perform an entirely automated loan process without a Virtual Mortgage Office 30 directly with an automated loan application, verification and underwriting process 105, 110.

Still other modifications could be used on a kiosk in a public location, for example in a shopping mall, or could be adapted to be used with a ‘move consultant or ‘transaction coordinator,’ or equivalent, to help track the sale, order services, notify parties of deadlines, etc. Such ‘move consultant or ‘transaction coordinator’ would have features for ordering services, tracking.

Commercial Real Estate

While the preferred embodiment as described the home sale, mortgage and settlement process, the process can be also used, with any modifications necessary, for the commercial real estate market including, for example, the buying and selling of commercial buildings, apartment buildings and land.

Other Markets

The system design, the workflow, (See FIGS. 1, 1 a) virtual office (See FIG. 4) and virtual desktop (See FIGS. 5, 6) can be adapted for use in other markets or industries. Some other markets or industries can include, for example, international trade and shipping. The seller, buyer, real estate agent, mortgage lender, settlement and service provider functions, activities, and documents could be changed to provide functions, activities, and documents, for example, for the manufacturer, shipping agent, shipping company, customs agents, bank financing, insurance and bonding, warehousing, etc. all of whom are in diverse locations worldwide.

Conclusion, Ramifications, and Scope of Some Embodiments of the Invention Unobviousness and Unexpected Results not Suggested by Background References

There has been a long-felt but unsolved need to make the real estate sale, mortgage and settlement process more efficient. However, there has been nothing but a series of failures by others who have tried going about it with improperly designed or incomplete solutions. Some have tried by automating only portions of the entire process. That would be like designing a trip from New York to Los Angeles; first you take a train to Pittsburgh, then you switch to a bus to get to Chicago, then you rent a car to Denver and finally take a plane to Los Angeles. This leaves gaps in the process and is complicated, expensive and results in less functionality and value for users.

Still others have tried to take what they perceived to be an easy shortcut approach of connecting together existing real estate sale, mortgage and settlement programs, still leaving users with their old outdated technologies, with different functions and structures, to perform their activities in the transaction. This approach is like patching together parts of 5 or 10 old cars and hoping the result will be a new car that runs better. It too just hasn't worked. This approach is not efficient, and leaves gaps in the process, is complicated, expensive and results in less functionality for users.

Not one of the foregoing approaches has met with commercial success despite pouring literally tens of millions into their expensive solutions, and many have gone out of business.

The correct solutions, identified in this patent application, have been unobvious and have escaped others for years.

The methods and processes described herein, however, can, e.g., eliminate and solve the unrecognized problems of, inter alia, complexity, cost and relative lack of functionality which others have encountered.

The preferred embodiments, among other things: 1. integrates the entire process as one single, complete process, from A to Z, and 2. incorporates functions of the parties performed, the buyer, seller, real estate agent, lender, settlement company, and service providers into the process. Accordingly, the preferred embodiments include a system from A to Z and a process from the ‘ground up’ not just connecting parties' existing programs together, but taking into account what functions each participant performs in the process and building those functions into the system, for a basic, complete design. Thus, although others did not recognize it, this approach provides a simpler system which turns out to be less costly to build, maintain and upgrade, have more functionality, and still provide a much more efficient process.

Objects and Advantages

In some preferred embodiments, objectives and advantages achieved of such a comprehensive computer system for the entire home sale, mortgage origination and settlement process which should be evident from the forgoing descriptions can include one or more of the following: 1. it reduces work by all parties allowing the process to be highly automated, eliminating and reducing work currently being performed manually; 2. it reduces redundant and repetitive tasks of manually entering the same information numerous times in different computer programs, so information can be entered once for the entire transaction, not just portions of the transaction; 3. it reduces work, time, cost and chances of error associated with having to manually rehandle information numerous times, first having the real estate agent reenter information to perform tasks or transfer to more than one program, having the mortgage company reenter information to perform tasks or transfer to other programs, and then having the settlement personnel have to once again reenter or transfer information to other programs; 4. it allows transaction information to be instantly available to immediately perform additional tasks anywhere in the process; 5. it allows transaction information and status information to be instantly available to all parties as appropriate, thus reducing confusion, delays and uncertainty and chances of errors in the process; 6. it reduces the cost of completing a transaction; 7. it reduces the number of personnel necessary to complete a transaction; 8. it reduces or even eliminates waiting time and reduces the overall time required to complete a transaction; 9. it provides greater reliability can be built into the process; 10. it assures that important sale and mortgage disclosure information and documents required by law be given to the seller or the buyer, or the refinancing home owner, on a timely basis; 11. it greatly reduces the cost, complexity, unreliability, and design limitations of trying to connect together, or ‘integrate’ different computer systems, one for the real estate agent, another for the mortgage company, and another for the settlement company, etc, in an effort to perform this process; 12. it results in a system with greater and more functional features for users; 13. it provides a more highly automated system without gaps in the process; in other words, for example, the instant the loan officer does something to approve the loan, the documents can be automatically prepared and sent to the settlement company and the borrower in seconds; 14. it is easier and cheaper to change or modify, add features, or upgrade the system from time to time; this is important with ever-changing technology and constantly changing market conditions; 15. such a comprehensively designed system is more reliable and less likely to malfunction or ‘crash;’ 16. it is less costly to build and maintain; and/or 17. the process can be simplified, streamlined and made more user friendly by combining; eliminating one or more functions or steps, or presenting information or allowing functions to be performed in a more understandable and efficient way.

Broad Scope of the Invention

While illustrative embodiments of the invention have been described herein, the present invention is not limited to the various preferred embodiments described herein, but includes any and all embodiments having modifications, omissions, combinations (e.g., of aspects across various embodiments), adaptations and/or alterations as would be appreciated by those in the art based on the present disclosure. The limitations in the claims are to be interpreted broadly based on the language employed in the claims and not limited to examples described in the present specification or during the prosecution of the application, which examples are to be construed as non-exclusive. For example, in the present disclosure, the term “preferably” is non-exclusive and means “preferably, but not limited to.” Means-plus-function or step-plus-function limitations will only be employed where for a specific claim limitation all of the following conditions are present in that limitation: a) “means for” or “step for” is expressly recited; b) a corresponding function is expressly recited; and c) structure, material or acts that support that structure are not recited. In addition, in this disclosure, the terminology “invention” is intended to encompass numerous independent inventive aspects. References to the “invention” in this disclosure can refer to one or more of the various aspects of the invention. The use of the language “invention” or “present invention” should not be in any way construed as limiting the broad reach of the claims and/or in any way limiting the scope of the claims and/or all aspects of the invention. 

I claim:
 1. A computing apparatus for processing a home sale transaction, the apparatus comprising: a computing device, including: an input device configured to receive input, and a display device configured to display data including home data and loan pricing data; a database containing data, including: home data pertaining to a plurality of homes offered for sale by a plurality of sellers, and loan data including: loan data which enables a plurality of lenders to offer loan pricing data for a plurality of loans, loan data which enables a lender to offer loan pricing data for a plurality of loan types, or both; wherein the database is configured to respond to requests for data; and a processor; the processor configured to process data, including to: receive, from the computing device, a request for home data, the request for home data including a desired home purchase criteria; retrieve, from the database, home data conforming to the desired home purchase criteria; output, including to the computing device and display device, the conforming home data; the outputted conforming home data including at least one time conforming home data pertaining to a plurality of homes offered for sale by a plurality of sellers; receive, from the computing device, a request for loan pricing data; upon receiving the request for loan pricing data: retrieve loan data from the database, execute a loan pricing instruction including using data in the request for loan pricing data and the retrieved loan data in order to respond to the request for loan pricing data; and output, including to the computing device and display device, loan pricing data conforming to the loan pricing instruction; the outputted conforming loan pricing data including at least one time conforming loan pricing data offered by a plurality of lenders for a plurality of loans, conforming loan pricing data for a plurality of loan types offered by a lender, or both.
 2. The apparatus of claim 1, wherein the apparatus includes a geographically distributed computing network; wherein the computing device is geographically remote from and configured to communicate with, the database, the processor, or both via the geographically distributed computing network; and wherein the computing device includes at least one of: a buyer computing device, a real estate agent computing device, and a real estate broker computing device.
 3. The apparatus of claim 1, wherein the desired home purchase criteria include one or more home purchase criteria selected from the group of home purchase criteria consisting of: a desired home type, a desired home location, and a desired home price range.
 4. The apparatus of claim 1, wherein the processor configured to execute the loan pricing instruction is configured to calculate: a debt-to-income ratio, a loan-to-value, or both.
 5. The apparatus of claim 1, wherein the request for loan pricing data includes at least one of: a request for loan quote data, a request for loan approval data, and a loan application data.
 6. The apparatus of claim 1, wherein the conforming loan pricing data includes at least one of: loan prequalification data, and loan preapproval data.
 7. The apparatus of claim 1, wherein any of the lenders includes: a mortgage broker, a direct mortgage lender, or both.
 8. The apparatus of claim 1, wherein the processor configured to execute the loan pricing instruction is configured to calculate, and output including to the computing device and display device: loan amount data conforming to the loan pricing instruction, periodic loan payment data conforming to the loan pricing instruction, or both.
 9. The apparatus of claim 8, wherein the processor configured to execute the loan pricing instruction is further configured to select from the database, and output, including to the computing device and display device, at least one of: loan type data conforming to the loan pricing instruction, interest rate data conforming to the loan pricing instruction, and loan point data conforming to the loan pricing instruction.
 10. The apparatus of claim 8, wherein the periodic loan payment data includes a payment to a loan escrow reserve including for at least one of: real estate tax payment, homeowner insurance premium payment, and mortgage insurance premium payment.
 11. The apparatus of claim 1, wherein the processor configured to execute the loan pricing instruction is further configured to select, calculate, or both, and configured to output, including to the computing device and display device, at least one of: good faith estimate data conforming to the loan pricing instruction, truth-in-lending data conforming to the loan pricing instruction, and cost data for a cost to be paid at settlement conforming to the loan pricing instruction including a loan cost to be paid at settlement.
 12. The apparatus of claim 1, wherein the data in the request for loan pricing data includes at least one of: the desired home purchase criteria, the conforming home data, a selection of the conforming home data, and a sale contract data including a selection of the conforming home data.
 13. The apparatus of claim 12, wherein the data in the request for loan pricing data includes a buyer data; the buyer data including buyer down payment data.
 14. The apparatus of claim 13, wherein the buyer data further includes buyer income data and buyer debt data.
 15. The apparatus of claim 13, wherein the buyer data further includes: buyer income data, buyer debt data, or both.
 16. The apparatus of claim 15, further comprising a source of transaction data; the source of transaction data configured to respond to requests for data; wherein the source of transaction data includes at least one of a database, a second computing device and display device, and a computing system; and wherein the processor is further configured to: retrieve transaction data from the source of transaction data, and output, including to any computing device and display device, transaction data including at least one of a transaction data selected from the group of transaction data consisting of: transaction data pertaining to the conforming home data, transaction data pertaining to the conforming loan pricing data, and transaction data conforming to the loan pricing instruction.
 17. The apparatus of claim 16, wherein the transaction data includes at least one transaction data selected from the group of transaction data consisting of: data of a service performed by a real estate agent or real estate broker, home inspection data, home warranty data, real estate tax data, homeowner insurance data, mortgage insurance data, settlement service data, title data, title insurance data, and data to record a transfer of title to a home; wherein at least one transaction data includes at least one of: cost data, bid data, lowest cost data, and lowest bid data.
 18. The apparatus of claim 16, wherein the database is configured to store the received data, the outputted data, or both, and to make thereof available on demand to the processor, to any computing device, or both; and wherein the processor, any computing device, or both are further configured to perform, including using the received data, outputted data, or both, including upon demand without manual reentry thereof, a transaction process including at least one transaction process selected from the group of transaction processes consisting of: the request for home data process, the loan pricing process, a process performed by a real estate agent, a sale contract process, a service process, a settlement service process, and a process to record transfer of title to a selected, conforming home.
 19. A non-transitory computer-readable medium in communication with a data apparatus, including a geographically distributed computing network, the non-transitory computer-readable medium including an executable software code stored thereon, the code including instructions for causing a computer to perform the following method steps: receiving, by the computer, a request for data from a geographically remote computing device via the computing network; the request for data including: a desired home purchase criteria, and a request for loan pricing data; wherein upon receiving the desired home purchase criteria: retrieving, by the computer, home data conforming to the desired home purchase criteria from a database of home data; the database home data relating to homes offered for sale by a plurality of sellers; the home database being responsive to requests for data; wherein upon receiving the request for loan pricing data: retrieving, by the computer, loan data from a database of loan data; the database loan data including: loan data which enables a plurality of lenders to offer loan pricing data for a plurality of loans, loan data which enables a lender to offer loan pricing data for a plurality of loan types, or both; the loan database being responsive to requests for data; executing, by the computer, a loan pricing instruction, including using data in the request for loan pricing data and the retrieved loan data; the loan pricing instruction used to price loan pricing data for requests for loan pricing data; generating, by the computer, loan data including loan pricing data conforming to the loan pricing instruction; and outputting, by the computer, including to the computing device for at least display: the conforming home data including at least one time conforming home data pertaining to a plurality of homes offered for sale by a plurality of sellers; and the conforming loan data including loan pricing data including at least one time conforming loan data including loan pricing data offered by a plurality of lenders for a plurality of loans, conforming loan data including loan pricing data for a plurality of loan types offered by a lender, or both.
 20. The non-transitory computer-readable medium of claim 19, wherein the desired home purchase criteria includes at least one of a home purchase criterion selected from the group of home purchase criteria consisting of: a desired home type, a desired home location, and a desired home price range.
 21. The non-transitory computer-readable medium of claim 19, wherein the code stored thereon comprises instructions for causing a computer to perform the following method steps: executing the loan pricing instruction by the computer including calculating: a debt-to-income ratio, a loan-to-value ratio, or both.
 22. The non-transitory computer-readable medium of claim 19, wherein the request for loan pricing data includes at least one of: a request for loan quote data, a request for loan approval data, and loan application data.
 23. The non-transitory computer-readable medium of claim 19, wherein the computing device includes at least one of: a buyer computing device, a real estate agent computing device, and a real estate broker computing device.
 24. The non-transitory computer-readable medium of claim 19, wherein the code stored thereon comprises instructions for causing a computer to perform the following method steps: executing the loan pricing instruction by the computer including calculating and outputting, including to the computing device for at least display: loan amount data conforming to the loan pricing instruction, periodic loan payment data conforming to the loan pricing instruction, or both.
 25. The non-transitory computer-readable medium of claim 24, wherein the periodic loan payment data includes a payment for a loan escrow reserve including for at least one of: real estate taxes, homeowner insurance, and mortgage insurance.
 26. The non-transitory computer-readable medium of claim 24, wherein the code stored thereon further comprises instructions for causing a computer to perform the following method steps: executing the loan pricing instruction by the computer including selecting from the database of loan data, and outputting, including to the computing device for at least display, at least one of: loan type data conforming to the loan pricing instruction, loan interest rate data conforming to the loan pricing instruction, and loan point data conforming to the loan pricing instruction.
 27. The non-transitory computer-readable medium of claim 26, wherein the code stored thereon further comprises instructions for causing a computer to perform the following method steps: executing the loan pricing instruction by the computer including selecting, calculating, or both, and outputting, including to the computing device for at least display, data conforming to the loan pricing instruction including at least one data conforming to the loan pricing instruction selected from the group of data conforming to the loan pricing instruction consisting of: loan disclosure data conforming to the loan pricing instruction, truth-in-lending data conforming to the loan pricing instruction, good faith estimate data conforming to the loan pricing instruction, and cost data to be paid at settlement conforming to the loan pricing instruction including a loan cost to be paid at settlement.
 28. The non-transitory computer-readable medium of claim 26, wherein the data in the request for loan pricing data includes at least one of: the desired home purchase criteria, the conforming home data, a selection of the conforming home data, and a sale contract data; the sale contract data including: a selected conforming home data, and at least one of: final contract price data, contract offer price data, and contract counteroffer price data.
 29. The non-transitory computer-readable medium of claim 28, wherein the data in the request for loan pricing data further includes a buyer data; wherein the buyer data includes: buyer down payment data, buyer income data and buyer debt data, or both.
 30. The non-transitory computer-readable medium of claim 29, wherein the code stored thereon further comprises instructions for causing a computer to perform the following method steps: retrieving, by the computer, a transaction data from a source of transaction data, and outputting, including to the computing device for at least display, a transaction data pertaining to the conforming real estate data, the conforming loan data including loan pricing data, or both; wherein the source of transaction data includes at least one of: a database, a second computing device, and a data system; wherein the source of transaction data is responsive to requests for data; wherein the second computing device includes at least one of: a real estate agent computing device, a real estate broker computing device, a service provider computing device, and a settlement service provider computing device.
 31. The non-transitory computer-readable medium of claim 30, wherein the transaction data includes at least one transaction data selected from the group of transaction data consisting of: data of a service performed by a real estate agent, data of a service performed by a real estate broker, a service data, real estate tax data, homeowner insurance data, mortgage insurance data, home inspection service data, home warranty data, settlement service data, title data, title insurance data, and data to record a transfer of title to the conforming real estate.
 32. The non-transitory computer-readable medium of claim 30, wherein the code stored thereon further comprises instructions for causing a computer to perform the following method steps: executing, by the computer, the same or a different loan pricing instruction on at least one of the retrieved transaction data, and outputting, by the computer, including to any computing device for at least display: loan data including loan pricing data conforming to the executed loan pricing instruction, at least one transaction data conforming to the loan pricing instruction, or both.
 33. The non-transitory computer-readable medium of claim 32, wherein the code stored thereon further comprises instructions for causing a computer to perform the following method steps: processing, by the computer, on demand, a transaction process using one or more of the received data, one or more of the outputted data, or both; the transaction process including at least one transaction process selected from the group of transaction processes consisting of: a process performed by a real estate agent, a process performed by a real estate broker, a sale contract process, a loan origination process, a service process, a settlement service process, and a process to record a transfer of title to a selected conforming home.
 34. A computer implemented method using a computing processor, the method including the processor performing the steps of: receiving, by the computing processor, a request for data from a computing device; the computing device including an input device and display device; the request for data including a request for home data including home purchase criteria; retrieving, by the computing processor, from a database of home data, home data conforming to the home purchase criteria; the database home data pertaining to homes offered for sale by a plurality of home sellers; the home data database able to respond to requests for data; retrieving, by the computing processor, loan data from a database of loan data; the retrieved loan data including: loan data which enables a plurality of lenders to offer loan data including loan pricing data for a plurality of loans, loan data which enables a lender to offer loan data including loan pricing data for a plurality of loan types, or both; the loan database able to respond to requests for data; executing, by the computing processor, a loan pricing instruction including on: the conforming home data; and the retrieved loan data; wherein the loan pricing instruction prices loan data including loan pricing data including using the conforming home data and the retrieved loan data; and, outputting, by the computing processor, including to the computing device and the display device, including upon demand; the conforming home data, including at least one time conforming home data pertaining to a plurality of homes offered for sale by a plurality of sellers; and loan data including loan pricing data conforming to the loan pricing instruction, including at least one time conforming loan data including loan pricing data offered by a plurality of lenders for a plurality of loans, conforming loan data including loan pricing data for a plurality of loan types offered by a lender, or both.
 35. The method of claim 34, wherein the home purchase criteria includes at least one home purchase criterion selected from the group of home purchase criteria consisting of: a desired home type, a desired home location, and a desired home price range.
 36. The method of claim 34, wherein any of the lenders includes: a mortgage broker, a direct mortgage lender, or both.
 37. The method of claim 34, wherein the computing device includes at least one of: a buyer computing device, a real estate agent computing device, and a real estate broker computing device; wherein the computing device is geographically remote from and in communication with the processor, the databases, or both via a geographically distributed computing network.
 38. The method of claim 34, wherein any of the lenders includes: a mortgage broker, a direct lender, or both.
 39. The method of claim 34, wherein the request for data includes a request for loan pricing data; the data in the request for loan pricing data including at least one of: a selection of the conforming home data; sale contract data; the sale contract data including: a selection of the conforming home data, and at least one of: contract offer data, contract counteroffer data, and final contract data; and buyer data including buyer down payment data; and including executing, by the computing processor, the loan pricing instruction on the data in the request for loan pricing data and the retrieved loan data; the loan pricing instruction including to price loan data including loan pricing data to respond to the request for loan pricing data; and outputting, by the computing processor, including to the computing device and the display device, the loan data including loan pricing data conforming to the loan pricing instruction.
 40. The method of claim 39, wherein executing the loan pricing instruction by the computing processor includes calculating: a debt-to-income ratio, a loan-to-value ratio, or both.
 41. The method of claim 39, wherein the request for loan pricing data includes at least one of: a request for loan quote data, a request for loan approval data, and loan application data.
 42. The method of claim 39, wherein the conforming loan data including loan pricing data includes at least one of: loan prequalification data, and loan preapproval data.
 43. The method of claim 39, wherein the buyer data includes: buyer income data, buyer debt data, or both.
 44. The method of claim 43, wherein the buyer data further includes one or more buyer data selected from the group of buyer data consisting of: buyer employment data, buyer intended use of home data, data to obtain a credit score for a buyer, and data to obtain a verification of at least one of the buyer data.
 45. The method of claim 39, wherein the conforming loan data including loan pricing data includes: at least one of: loan type data, interest rate data, annual percentage rate data, and loan point data; and at least one of: loan amount data, and periodic loan payment data.
 46. The method of claim 45, wherein the conforming loan data including loan pricing data further includes at least one conforming loan data including loan pricing data selected from the group of conforming loan data including loan pricing data consisting of: truth-in-lending data conforming to the loan pricing instruction, good faith estimate data conforming to the loan pricing instruction, and settlement statement data conforming to the loan pricing instruction.
 47. The method of claim 45, wherein the periodic loan payment data includes a payment to a loan escrow reserve, including at least one of: real estate tax payment data, homeowner insurance premium payment data, and mortgage insurance premium payment data.
 48. The method of claim 39 further including: retrieving, by the computing processor, transaction data from a source of transaction data and: a. outputting, by the computing processor, including to the computing device and the display device, transaction data pertaining to the conforming real estate data, transaction data pertaining to the conforming loan data including pricing data, or both; b. executing, by the computing processor, the loan pricing instruction, including using one or more of the retrieved transaction data, and outputting, by the computing processor, including to the computing device and the display device, the conforming loan data including loan pricing data, transaction data conforming to the loan pricing instruction, or both; c. or both; wherein the source of transaction data includes at least one of: a database, a second computing device, and a data system; the source of transaction data being responsive to requests for data; wherein the transaction data includes at least one transaction data selected from a group of transaction data consisting of: data pertaining to a service performed by a real estate agent, data pertaining to a service performed by a real estate broker, service data, real estate tax data, homeowner insurance data, mortgage insurance data, settlement data including settlement cost data, real estate title data, title insurance data, and data to record a transfer of title to a conforming home; wherein the second computing device includes at least one of: a real estate agent computing device, a real estate broker computing device, a service provider computing device, and a settlement service provider computing device; wherein at least one of the outputted transaction data includes at least one of: cost data, bid data, lowest cost data, and lowest bid data.
 49. The method of claim 48 further including processing, by the computing processor, including using one or more of the received data, one or more of the outputted data, or both, on demand without manual reentry, a transaction process including at least one of a transaction process selected from the group of transaction processes consisting of: a process performed by a real estate agent, a process performed by a real estate broker, a sale contract process, a loan origination process, a service process, a settlement process, and a process to record a transfer of title to a selected, conforming home.
 50. A computer implemented method, using a computing processor in communication with a geographically distributed computing network, the method including the computing processor performing the steps of: receiving, by the computing processor, from a geographically remote computing device via the computing network, a request for data; the request for data including a desired home purchase criteria and a request for loan pricing data; retrieving, by the computing processor, from a database of home data, a home data conforming to the desired home purchase criteria; the database home data relating to homes offered for sale by a plurality of sellers; the home database being responsive to requests for data; retrieving, by the computing processor, loan data from a database of loan data; the database loan data including: loan data which enables a plurality of lenders to offer loan pricing data for a plurality of loans, loan data which enables a lender to offer loan pricing data for a plurality of loan types, or both; the loan database being responsive to requests for data; executing, by the computing processor, a loan pricing instruction on the data in the request for loan pricing data and the retrieved data; the loan pricing instruction including pricing loan data to respond to the request for loan pricing data; and outputting, by the computing processor, including to the computing device for at least display, the conforming home data and loan pricing data conforming to the loan pricing instruction; the outputted conforming home data including at least one time conforming home data relating to homes offered for sale by a plurality of sellers; the outputted conforming loan pricing data including at least one time conforming loan pricing data offered by a plurality of lenders for a plurality of loans, conforming loan pricing data for a plurality of loan types offered by a lender, or both.
 51. The method of claim 50, wherein the desired home purchase criteria includes: a desired home location, a desired home price range, or both.
 52. The method of claim 50, wherein the computing device includes at least one of: a buyer computing device, a real estate agent computing device, and a real estate broker computing device.
 53. The method of claim 50, wherein the data in the request for loan pricing data includes at least one of: a selection of the conforming home data, and sale contract data including: a selection of the conforming home data, and at least one of: sale contract offer data, sale contact counteroffer data, and final sale contract price data; and includes buyer data.
 54. The method of claim 53, wherein the request for loan pricing data includes at least one of: a request for loan quote data, a request for loan approval data, and loan application data.
 55. The method of claim 53, wherein the conforming loan pricing data includes at least one of: loan prequalification data, and loan preapproval data.
 56. The method of claim 53, wherein the loan pricing instruction includes an instruction for calculating: a debt-to-income ratio, a loan-to-value ratio, or both.
 57. The method of claim 53, wherein the buyer data includes at least one of: buyer down payment data, buyer income data, and buyer debt data.
 58. The method of claim 53, further including retrieving from a source of transaction data, by the computing processor, and outputting, including to the computing device for at least display, transaction data pertaining to: the conforming home data, the conforming loan pricing data, or both; wherein the source of transaction data includes at least one of: a database, a second computing device, and a data system; the source of transaction data being responsive to requests for data; wherein the second computing device includes at least one of: a real estate agent computing device, a real estate broker computing device, a service provider computing device, and a settlement service provider computing device; wherein the transaction data includes at least one transaction data selected from the group of transaction data consisting of: data for a service performed by a real estate agent, data for a service performed by a real estate broker, real estate tax data, homeowner insurance data, home inspection data, home warranty data, mortgage insurance data, settlement data including settlement statement data, title insurance data, title data, and data to record a transfer of title to a conforming home; wherein at least one outputted transaction data includes at least one of: cost data, bid data, lowest cost data, and lowest bid data.
 59. The method of claim 58, including: executing, by the computing processor, the loan pricing instruction including using at least one of the retrieved transaction data, and outputting, by the computing processor, including to any computing device for at least display: the conforming loan pricing data, at least one transaction data conforming to the loan pricing instruction, or both.
 60. The method of claim 59, wherein any of the received data, any of the outputted data, or both, are available, on demand without manual reentry, for performing by the computing processor, a transaction process including at least one transaction process selected from the group of transaction processes consisting of: a process performed by a real estate agent, a process performed by a real estate broker, a sale contract process, a loan origination process, a service process, a settlement service process, and a process to record a transfer of title to a selected conforming home.
 61. The method of claim 50, wherein the conforming loan pricing data includes: at least one of: annual percentage rate data, loan type data, loan interest rate data, and loan point data, and: loan amount data, periodic loan payment data, or both.
 62. The method of claim 61, wherein the periodic loan payment data includes a payment for a loan escrow reserve including for at least one of: a real estate tax payment, a homeowner insurance premium payment, and a mortgage insurance premium payment.
 63. The method of claim 61, wherein the conforming loan pricing data further includes at least one of: truth-in-lending disclosure data conforming to the loan pricing instruction, a loan disclosure data conforming to the loan pricing instruction, good faith estimate data conforming to the loan pricing instruction, and settlement statement data conforming to the loan pricing instruction.
 64. A computer implemented method including: receiving, by a computing processor from a computing device, home purchase criteria inputted into a computing device; the home purchase criteria including: a desired home location, a desired home price, or both; outputting, by the computing processor, including for displaying on the computing device, home data conforming to the home purchase criteria; the outputted conforming home data pertaining to a plurality of homes offered for sale by a plurality of sellers; receiving, by the computing processor from the computing device, a request for loan pricing data; the request for loan pricing data including: the conforming home data and buyer data; generating, by the computing processor, including using the data in the request for loan pricing data, and outputting, by the computing processor, including for displaying on the computing device, loan pricing data; the outputted loan pricing data including: loan amount data, periodic loan payment data, or both; the outputted loan pricing data including at least one time: loan pricing data for loans from a plurality of lenders, loan pricing data for a plurality of loan types from at least one lender, or both.
 65. The method of claim 64, wherein the computing device includes: a geographically remote buyer computing device, a geographically remote real estate agent computing device, or both in communication with the computing processor via a geographically distributed computing network.
 66. The method of claim 64, wherein any lender includes: a mortgage broker, a direct mortgage lender, or both.
 67. The method of claim 64, wherein the outputted loan pricing data includes at least one of: loan quote data, loan preapproval data, and loan approval data.
 68. The method of claim 64, wherein generating by the computing processor includes calculating: a debt-to-income ratio, a loan-to-value ratio, or both.
 69. The method of claim 64, wherein the outputted loan pricing data includes one or more loan pricing data selected from the group of loan pricing data consisting of: truth-in-lending data, loan disclosure cost estimate data, and data for a cost to be paid at settlement by a buyer.
 70. The method of claim 64, wherein the buyer data includes buyer down payment data.
 71. The method of claim 70, wherein the buyer data further includes buyer income data and buyer debt data.
 72. The method of claim 64, wherein the request for loan pricing data includes at least one of: a selection of the conforming home data, and a sale contract data including a selected conforming home data.
 73. The method of claim 72, including performing by the processor, including using one or more of the received data, one or more of the outputted data, or both, on demand without manual reentry, a transaction process including at least one transaction process selected from the group of transaction processes consisting of: a process performed by a real estate agent, a sale contract process, a loan origination process, a settlement service process, and a process to record a transfer of title to a selected conforming home.
 74. A computing apparatus comprising: a geographically remote computing device including an input and display device; a geographically distributed computing network configured to communicate data; a database configured to respond to requests for data; and a computing processor; the processor configured to: receive, from the computing device via the network, home purchase criteria; the home purchase criteria including: a desired home price, a desired home location, or both; retrieve from the database and output, including to the computing device including for display, including upon receiving the home purchase criteria, home data conforming to the home purchase criteria; the outputted, conforming home data pertaining to a plurality of homes offered for sale by a plurality of sellers; receive, from the computing device via the network, a request for loan pricing data; the request for loan pricing data including the conforming home data; retrieve loan data from the database, calculate, including using the retrieved loan data and the data in the request for loan pricing data, and output, including to the computing device for display, a loan pricing data; the outputted loan pricing data including: loan amount data, periodic loan payment data, or both; the outputted loan pricing data including at least one time loan pricing data offered by a plurality of lenders for a plurality of loans, loan pricing data for a plurality of loan types offered by a lender, or both.
 75. The apparatus of claim 74, wherein the request for loan pricing data includes at least one of: a selection of the conforming home data, and a sale contract data including a selected, conforming home data.
 76. The apparatus of claim 74, wherein a lender includes: a mortgage broker, a direct mortgage lender, or both.
 77. The apparatus of claim 74, wherein the outputted loan pricing data includes at least one of: loan quote data, loan prequalification data, loan preapproval data, and loan approval data.
 78. The apparatus of claim 74, wherein the computing processor is configured to calculate, including using the data in the request for loan pricing data: a debt-to-income ratio, a loan-to-value, or both.
 79. The apparatus of claim 74, wherein the outputted loan pricing data includes one or more loan pricing data selected from the group of loan pricing data consisting of: truth-in-lending data, loan disclosure estimated cost data for a cost to be paid at settlement including estimated loan cost data for a loan cost to be paid at settlement, and settlement statement cost data.
 80. The apparatus of claim 74, wherein the computing device includes at least one of: a buyer computing device, a real estate agent computing device, and a real estate broker computing device.
 81. The apparatus of claim 74, wherein the data in the request for loan pricing data includes buyer down payment data.
 82. The apparatus of claim 81, wherein the database is configured to store and respond to requests by the processor, any computing device, or both for one or more of the received data, one or more of the outputted data, or both; and the processor, the computing device, or both are configured to perform a transaction process, upon demand, including using the requested, stored data; the transaction process including at least one transaction process selected from the group of transaction processes consisting of: a process performed by a real estate agent, a home sale process, a sale contract process, a loan origination process, a settlement process, or a process to record a transfer of title to a selected, conforming home.
 83. The apparatus of claim 81, wherein the data in the request for loan pricing data includes buyer income data and debt data. 